I am hoping to move into my new home in Stratford next Monday. My conveyancing practitioner now wants me to supply her with evidence 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 lender. What does the insurance need to cover?

Any lawyer on acting for banks 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 Part 2 instructions. These obligations are not specific to conveyancing in Stratford.

Are all Stratford Conveyancing Quality Solicitors on the Aldermore conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I can not fathom if my mortgage offer requires a lease extension. I have called into my local Stratford building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Stratford conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a house in Stratford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stratford property lawyer is on the Leeds Building Society conveyancing panel.

Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Stratford?

Its becoming the norm that commercial conveyancing solicitors in Stratford will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Stratford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stratford.

For every commercial conveyancing transaction in Stratford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Stratford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Stratford.

Due to the input of my in-laws I had a survey completed on a house in Stratford ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders tend not grant a mortgage on this type of house.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stratford. Conveyancing may be slightly more expensive based on your lender's requirements.

My wife and I have recently appointed a conveyancing solicitor in Stratford. I need to find out if they are listed on the lender's conveyancing panel. Can you help?

One option is to phone the solicitor and ask them if they are on the lender's panel. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we can certainly arrange a specialist conveyancing solicitor in Stratford on the approved list for your lender.