I am hoping to complete my purchase in Stamford Bridge next Tuesday. My lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders 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 instructions. These requirements are not unique to conveyancing in Stamford Bridge.

We note that you have a post code search directory listing firms on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Stamford Bridge?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stamford Bridge.

My solicitor has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Stamford Bridge conveyancing?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

We had appointed conveyancing lawyers locally in Stamford Bridge on the RBS solicitor panel. They have just billed me a further sum for dealing with the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not set by RBS but by your Stamford Bridge conveyancing practitioner. Numerous firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.

I have instructed a Stamford Bridge conveyancer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stamford Bridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just acquired a detached house in Stamford Bridge , What is the estimated time for the Land Registry to register my proprietorship? My Stamford Bridge conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.

As far as conveyancing in Stamford Bridge registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. As of today roughly 80% of submission are completed within two weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the buyer has moved in to the property thus an expedited registration is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

I'm buying a new build house in Stamford Bridge benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not to tell my conveyancer about this side-deal as it may impact 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.