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

Any lawyer on acting for banks 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 requirements. These obligations are not limited to conveyancing in East Bergholt.

What happens if my solicitor is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in East Bergholt?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

When it comes to mortgage companies such as Leeds Building Society, do East Bergholt conveyancing practitioners face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We previously chose conveyancing lawyers based in East Bergholt on the Nationwide solicitor approved list. They are now charging me an additional fee for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The charge is not dictated by Nationwide but by your East Bergholt lawyer. Some firms on the Nationwide panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.

I'm in the throws of looking at flats in East Bergholt and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with RBS.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.

About to purchase a new build apartment in East Bergholt. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in East Bergholt

Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

My step-father has recommend that I appoint his lawyers for conveyancing in East Bergholt. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing solicitor is to seek feedback from friends or family who have used the conveyancer that you are contemplating using.