Due to complete my purchase in Haydock next Monday. My solicitor 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 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 UK Finance Lenders’ Handbook instructions. These obligations are not unique to conveyancing in Haydock.

There is lots of information on this site about conveyancing in Haydock but what is your top tip for finding the right conveyancer in Haydock

It would be unwise to be seduced by the lowest Haydock conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I happen to be the single recipient of my late father’s will and I have everything in my name now, including the house in Haydock. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in January. Do I have to wait 6 months to sell?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement chiefly exists to pick up on subsales or the wholesaling and assigning of properties.

is it true that all Haydock solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

I'm purchasing my first flat in Haydock benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of extras instead. The property agent advised me not disclose to my lawyer about the extras as it would impact my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been on the look out for a ground for flat up to £245,000 and found one near me in Haydock I like with a park and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Haydock in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I need to instruct a conveyancing solicitor for residential conveyancing in Haydock. I have land on a web site which looks to be the ideal answer If there is a chance to get all the legals completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?