Due to complete my purchase in Sherston next Tuesday. 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?

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 requirements are not specific to conveyancing in Sherston.

Are all Sherston Conveyancing Quality Solicitors on the Nottingham conveyancing panel?

It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

When it comes to mortgage companies such as Santander, do Sherston property lawyers incur a yearly amount to be on the conveyancing panel?

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

The formalities of my remortgage has taken place for my property in Sherston. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Should our lawyer be asking questions about flooding as part of the conveyancing in Sherston.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Sherston. Some people will acquire a property in Sherston, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell 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, but there are a numerous checks that may be undertaken by the purchaser or by their solicitors which will give them a better understanding of the risks in Sherston. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may commence a legal claim for losses stemming from an incorrect response. The purchaser’s conveyancers may also commission an enviro search. This will disclose if there is any known flood risk. If so, more detailed investigations should be carried out.

Due to the guidance of my in-laws I had a survey completed on a property in Sherston in advance of instructing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks may not grant a mortgage on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sherston. Conveyancing may be slightly more expensive based on your lender's requirements.

How simple is it to switch solicitor as I need to appoint one who is on the Virgin Money conveyancing list. I was using a family conveyancing solicitor in Sherston five minutes from me but the firm is not accepted by Virgin Money

We will our best to assist in finding you a conveyancing solicitor in Sherston on the Virgin Money panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Sherston. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Sherston.