All was ready to complete my purchase in Cotswolds next Friday. My conveyancer 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 risks does the bank expect the insurance 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 instructions. These requirements are not specific to conveyancing in Cotswolds.

It is 10 years ago since I bought my property in Cotswolds. Conveyancing lawyers have recently been appointed on the sale but I can't track down the title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Cotswolds involves registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.

I am helping my step-mother sell her property in Cotswolds. Will the solicitor commission the energy assessment or do I organise this?

Following the demise of Home Information Packs, energy assessments was left as a required component of selling a house. An EPC must be to hand prior to the property being marketed. This is not a task that solicitors ordinarily arrange. Where you are instructing a Cotswolds conveyancing lawyer they may help arrange energy assessments given their relationships with reputable Cotswolds providers

We are getting the release of further funds on our mortgage from Santander as we wish to carry out a loft conversion to our home in Cotswolds. Do we need to appoint a bricks and mortar Cotswolds solicitor on the Santander conveyancing panel to handle the paperwork?

Santander do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

After months of negotiation I have agreed a price on an apartment in Cotswolds. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm buying my first flat in Cotswolds benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of additionals instead. The estate agent told me not inform my conveyancer about the extras as it would adversely affect my loan with Accord Mortgages Ltd. 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.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Cotswolds I like with amenity areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Cotswolds for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.