All was ready to move into my new home in Yardley next Tuesday. 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 mortgage company. What risks does the bank expect the insurance to cover?

All property lawyers 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Yardley.

We wanted to use a conveyancing solicitor in Yardley for our house move. Our broker has since notified us that our mortgage company Nationwide Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had a different appetite for risk. Almost all Yardley conveyancing firms would have been on many bank panels. The FSA in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of conveyancing. Many Yardley conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Yardley is amongst the thousands of areas where the solicitors we list are are authorised to act for Nationwide Building Society.

My aunt pointed out to me me that in buying a property in Yardley there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Yardley which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Yardley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to move house in March. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you recommend a removal company in Yardley. Conveyancing lawyer was found prior to coming across this website.

On the day of completion you will need to pick up the house keys from the selling agent however this can only be done when the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in Yardley or a firm with expertise in conveyancing in Yardley.

I'm spending time viewing apartments in Yardley and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I am planning to take a home loan with Coventry BS.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.

What can a local search reveal regarding the house I am purchasing in Yardley?

Yardley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every Yardley conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I am buying my first flat in Yardley with a mortgage from Bank of Ireland. The developers would not reduce the price so I negotiated 6k of extras instead. The property agent told me not inform my conveyancer about this extras as it would adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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