All was ready to move into my new home in North Shields next Monday. My conveyancer now wants me to supply her with proof of content and building insurance for the property 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 Part 2 instructions. These obligations are not unique to conveyancing in North Shields.

We are purchasing a house and require a conveyancing solicitor in North Shields who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in North Shields.

We are planning to purchase with Darlington Building Society. We have called around locally but cant to find a North Shields conveyancing firm on the Darlington Building Society approved list. Please you assist?

You should make use of the search tool on this site. Please choose the lender and type North Shields or your preferred area and you will discover numerous conveyancers offices in North Shields or by proximity to you.

I am buying a end of terrace house in North Shields. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property involve checks to see if these works are prohibited?

Your solicitor will review the registered title as conveyancing in North Shields will on occasion reveal restrictions in the title deeds which prohibit certain works or need the consent of a 3rd party. Many extensions require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

My lawyer has informed me that missing deeds insurance is required on my purchase. What is the level of cover for North Shields conveyancing?

The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being problematic. The North Shields solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase a new build flat in North Shields. Conveyancing is daunting 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.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in North Shields

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.