All was ready to move into my new home in West Smithfield next Monday. My solicitor now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance 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 Part 2 instructions. These obligations are not specific to conveyancing in West Smithfield.

Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a two bedroom flat in West Smithfield. Do I pick up the keys to the premises on completion from my solicitor? If so, I will find a local conveyancing solicitor in West Smithfield?

On the day of completion you do not need to attend the conveyancers office in West Smithfield. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you should be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I happen to be the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in West Smithfield. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in July. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a pragmatic view as this obligation principally exists to identify the purchase and immediately sell or the flipping of properties.

Completion of my remortgage has taken place for my property in West Smithfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am downsizing from our house in West Smithfield and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street West Smithfield lawyer would know that there is no such problem. It does beg the question why the purchasers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in West Smithfield. We have lived in West Smithfield for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

It has been 4 months since my purchase conveyancing in West Smithfield took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am Googling for West Smithfield conveyancing quotes online. Can I be confident that all the West Smithfield practices that are identified on your website are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific West Smithfield conveyancing solicitor being on the mortgage company conveyancing panel is incorrect.