All was ready to complete my purchase in Southall next Monday. 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 bank. What risks does the bank expect the insurance to cover?

Any lawyer 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 requirements. These requirements are not specific to conveyancing in Southall.

we are a couple who decided to purchase a 1 bedroom flat in Southall with a loan from The Royal Bank of Scotland.We would like to retain our Southall conveyancing lawyer but The Royal Bank of Scotland advised that his firm is not on their "panel". we are left little option but to use a The Royal Bank of Scotland panel firm or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that The Royal Bank of Scotland use our lawyer?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that solicitors will be on the The Royal Bank of Scotland conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Southall is where the house is located. Can you offer any guidance?

Flying freeholds in Southall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southall you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southall may determine 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 residence.

I am intending to let out my leasehold flat in Southall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A small minority of properties in Southall do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the leaseholder of a ground flat in Southall. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Absolutely. We are happy to put you in touch with a Southall conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Southall flat is 33 Barbican Road in January 2013. The Tribunals calculation of the lease extension premium payable was £17,592. This case related to 1 flat. The number of years remaining on the existing lease(s) was 55.12 years.

My wife and I are purchasing a garden flat in Southall. When we first instructed conveyancing practitioner, we were told they were on all mainstream mortgage company panels. The financial adviser emailed just now to say that they are not on the Kent Reliance approved list. Should that be true, what should we do? Should we just choose a different lawyer that is on their approved list or do we cover the costs for separate representation, with Kent Reliance selecting their own preferred conveyancer.

Where you are acquiring a property requiring a mortgage it is standard for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Kent Reliance's conveyancing panel as you are at liberty to use your preferred Southall lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.