I am hoping to move into my new home in Bloxwich next Friday. My property 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 lender. What risks does the lender expect the insurance to cover?

All property lawyers 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 obligations are not unique to conveyancing in Bloxwich.

I got the keys to my flat on 1 January and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Bloxwich said it would be recorded in less than a month. Are titles in Bloxwich particularly slow to register?

As far as conveyancing in Bloxwich is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. Currently approximately three quarters of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected once the purchaser has moved in to the property so post completion formalities is not typically an essential issue yet where 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 am purchasing my first flat in Bloxwich with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not inform my conveyancer about this side-deal as it would put at risk my loan with the bank. 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.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Bloxwich is the location of the property. What do you suggest?

Flying freeholds in Bloxwich are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bloxwich you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bloxwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have read on various consumer advice websites that when choosing a conveyancing lawyer they must be approved by your lender. I am new to the process but I have an offer in principle with Santander and I already have a bricks and morter conveyancing lawyer in Bloxwich in place. Will Virgin Money require an approved conveyancer to be used? If so, where can I find that list so I can choose a conveyancing lawyer in Bloxwich?

You should use a solicitor that is on the Virgin Money panel. Simply call your chosen Bloxwich conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not approved you have numerous choices open to you here:

• Proceed with your chosen Bloxwich property lawyer but Virgin Money will need to appoint a conveyancer on their approved list. This will result in additional cost together with likely interruption.
• Choose a new lawyer to act in the purchase, obviously checking they are on the Virgin Money conveyancing panel.
• Appeal to your conveyancing practitioner to attempt to join the mortgage company panel.