All was ready to complete my purchase in Castleton and Blacktown next Tuesday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need 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 UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Castleton and Blacktown.

I am the registered owner of a freehold house in Castleton and Blacktown yet pay rent, why is this and what is this?

It’s unusual for properties in Castleton and Blacktown and has limited impact for conveyancing in Castleton and Blacktown but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

My flat in Castleton and Blacktown is up for sale and I have a buyer. Will the property lawyer have to be on the Bank of Ireland conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

is it true that all Castleton and Blacktown solicitor practices on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Castleton and Blacktown is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

Nottingham have agreed my mortgage in principle, my offer on a flat in Castleton and Blacktown has been agreed to, what happens next?

Your estate agent will want to know who your solicitors are (make sure the lawyers are on the lender’s panel). Contact Nottingham or your broker and complete any outstanding forms. Nottingham will appoint a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. Nottingham will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Castleton and Blacktown.

I have been sourcing a conveyancing lawyer in Castleton and Blacktown for my home move. Is it possible to check a firm’s complaints history with the legal regulator?

One may review documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.