I am hoping to move into my new home in Motspur Park next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance 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 Part 2 conditions. These obligations are not specific to conveyancing in Motspur Park.

Finally the sale completed on my house in Motspur Park last March but my buyer keeps whats apping daily to say his lawyer needs to hear from mine. What should have happened following completion?

Following your house sale your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also evidence that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Motspur Park.

I am buying a property and the solicitor has referenced Chancel Repair for which the property may be obligated to contribute to given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Motspur Park

Unless a prior acquisition of the property took place after 12 October 2013 you can take it that lawyers handling conveyancing in Motspur Park to continue to recommend a chancel search and or insurance against a claim.

We're first time buyers - had an offer accepted, but the agent has warned us that the seller will only proceed if we appoint their chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in Motspur Park

We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Try to communicate with the vendors directly and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your preferred Motspur Park conveyancing lawyers - as opposed tothe ones that will give their negotiator at the agency a commission or meet his conveyancing thresholds set by HQ.

My friend mentioned that before choosing a conveyancing solicitors they must be approved by your mortgage company. This is my first house move but I have an AIP from Virgin Money and I already have a family conveyancing lawyer in Motspur Park on standby. Does HSBC need an approved lawyer to be instructed? Does a directory of panel solicitors even exist for my conveyancing in Motspur Park?

You should use a solicitor that is on the HSBC panel. Simply telephone your chosen Motspur Park conveyancing lawyer and ask if they are on the HSBC panel. If they are not approved you have a couple of options open to you here:

• Proceed with your chosen Motspur Park lawyer but HSBC will need to instruct a property lawyer from their approved panel. This will result in additional cost together with likely interruption.
• Get a new lawyer to act in the purchase, obviously checking they are on the HSBC conveyancing panel.
• Convince your lawyer to do everything within their powers to join the HSBC conveyancing panel.