I am hoping to move into my new home in Great Dunmow next Friday. 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 lender. What does the insurance need 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 conditions. These requirements are not limited to conveyancing in Great Dunmow.

We are due to move property in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Great Dunmow. Conveyancing solicitor was organised prior to coming across this website.

On the afternoon of completion you will need to collect the keys from your selling agent however this should only be done after the previous owners solicitors advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you choose a conveyancing in Great Dunmow or a lawyer that specialises in conveyancing in Great Dunmow.

The mortgage over my property is with Co-operative for my property in Great Dunmow. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

You must advise Co-operative prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.

Planning on purchasing a maisonette in Great Dunmow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Great Dunmow conveyancing practitioner is on the Kent Reliance conveyancing panel.

Will our solicitor be raising enquiries about flooding during the conveyancing in Great Dunmow.

The risk of flooding is if increasing concern for lawyers dealing with homes in Great Dunmow. There are those who acquire a property in Great Dunmow, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Great Dunmow. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover if the property has historically flooded. If flooding has previously occurred which is not notified by the seller, then a buyer may issue a legal claim for losses as a result of such an misleading reply. The purchaser’s conveyancers will also carry out an environmental report. This should indicate if there is a recorded flood risk. If so, further investigations should be made.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Great Dunmow is the location of the property. Is there any advice you can impart?

Flying freeholds in Great Dunmow are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Dunmow you would need to get your solicitor to go 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 Great Dunmow may ascertain 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.

My husband and I are FTB’s - agreed a price, but the estate agent told us that the seller will only go ahead if we instruct the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer who is familiar with conveyancing in Great Dunmow

We suspect that the owner is unaware of this request. If they require ‘a quick sale', turning down a serious buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Great Dunmow conveyancing firm - rather thanthose that will earn the negotiator at the agency a commission or meet his conveyancing figures pre-set by senior management.