I am hoping to complete my purchase in Bath next Thursday. My conveyancing practitioner 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 does the insurance need 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 conditions. These obligations are not unique to conveyancing in Bath.

We are buying a purpose built flat in Bath with a homeloan from Godiva Mortgages Ltd.We would like to retain our Bath conveyancing solicitor but Godiva Mortgages Ltd informed us her practice is not listed on their "panel". It seems we have little choice but to instruct a Godiva Mortgages Ltd panel solicitor or retain our preferred solicitor and fork out for a Godiva Mortgages Ltd panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers will be on the Godiva Mortgages Ltd conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Bath?

Its becoming the norm that commercial conveyancing solicitors in Bath will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Bath. 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 Bath.

For every commercial conveyancing transaction in Bath it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Bath commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Bath.

I'm buying a new build house in Bath with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my lawyer about the extras as it will put at risk my mortgage with Bank of Scotland. Should I keep quiet?.

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.

I opted to have a survey carried out on a house in Bath ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will not issue a mortgage on such a premises.

It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bath. Conveyancing will be smoother if you use a solicitor in Bath especially if they are familiar with such properties in Bath.