All was ready to complete my purchase in Speke next Thursday. My lawyer 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 bank. What risks does the bank 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 UK Finance Lenders’ Handbook conditions. These requirements are not specific to conveyancing in Speke.

We note that you have a post code search directory identifying law firms on the RBS conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Speke?

We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Speke.

I have been told that property searches are the number one reason for delay in Speke house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Speke.

I am purchasing a new build house in Speke with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this side-deal as it may impact my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.

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

In scouring the world wide web for the phrase conveyancing in Speke it brings up numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancing solicitor for my move?

The ideal method of choosing a suitable conveyancer is through a trusted testimonial, so ask colleagues and those you trust who have acquired a property in Speke or a local estate agent or financial adviser. Fees for conveyancing in Speke vary, so it's a good idea to request at least three estimates from varying types of conveyancers. Dont forget to clarify that the fees are fixed.