Due to complete my purchase in Spennymoor next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Spennymoor.

Finally the sale completed on my house in Spennymoor last October but the buyer keeps calling daily to moan that his solicitor needs to hear from mylawyer. What should my lawyer have done now that I have sold?

Post completion of your house sale your conveyancer is committed to deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your solicitor should also evidence that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion steps specific conveyancing in Spennymoor.

I am assisting my sister sell her property in Spennymoor. Will the conveyancer commission an energy assessment or should I organise this?

Following the demise of Home Packs, EPC’s was left as a compulsory part of moving property. An EPC must be to hand in advance of the property being put on the market. It is not something that law firms ordinarily organise. Where you are using a Spennymoor conveyancing solicitor they may be able to arrange energy performance certificates due to their relationships with long established local providers

I just bought a property at auction in Spennymoor. Conveyancing is required. What are my next steps?

Now that you have exchanged you should find a conveyancing lawyer as a matter of urgency as you now have a fast approaching deadline in which to complete the transaction. Every auction property should have a bespoke legal pack. This will include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to hand this to the lawyer working for you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Spennymoor solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Spennymoor solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I got the keys to my home on 3 June and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Spennymoor said it should be registered in less than a month. Are transfers in Spennymoor uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Spennymoor registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. At present roughly three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the new owner has moved in to the premises therefore registration formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

I am purchasing my first flat in Spennymoor with a mortgage from The Mortgage Works. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my lawyer about the deal as it could adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.