All was ready to move into my new home in Exton next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor 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 mortgage company expect the insurance to cover?

Any lawyer 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 Part 2 conditions. These obligations are not specific to conveyancing in Exton.

Is it correct that all Exton CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

When it comes to lenders such as Coventry BS, do Exton lawyers incur a fee to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I was told four weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Exton is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Exton differ for new build properties?

Most buyers of new build or newly converted property in Exton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Exton tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Exton or who has acted in the same development.

I'm remortgaging my primary house to a buy to let mortgage with Santander and intend to use the remaining equity towards a second house. The location we are looking at is Exton. Will your lawyers be able to act for the two mortgage companies and tie in the transactions?

Make use of our comparison tool on this site to ensure that the lawyers are on the appropriate lender panels. Having checked that they are your conveyancer will be able to simultaneously deal with the two transactions but you should talk with you solicitor and specify your desired outcome and requirements.

What is the reason for my property lawyer requiring numerous items of identification before they can commence with my conveyancing in Exton?

Exton property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and DOB.