All was ready to complete my purchase in Yiewsley 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 mortgage company. 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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Yiewsley.

Will our lawyer be raising enquiries about flooding during the conveyancing in Yiewsley.

Flooding is a growing risk for conveyancers dealing with homes in Yiewsley. Plenty of people will acquire a property in Yiewsley, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Yiewsley. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser may bring a claim for damages as a result of such an misleading answer. A buyer’s lawyers may also order an environmental report. This should disclose if there is any known flood risk. If so, further investigations should be carried out.

I used Arc property Solicitors a few years ago for my conveyancing in Yiewsley. I now require my papers but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yiewsley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Are there any apps to help locate a Yiewsley solicitor on the Virgin Money conveyancing panel? I have a car and am willing to travel upto 20miles to meet the conveyancer.

You can use the tool on this website. Please select a lender and your location and you will see a number of Yiewsley conveyancing lawyers located nearest you. We have listed some Yiewsley conveyancing firms at the bottom of this page and you can call them to check whether they are on the Virgin Money member panel

Is it the case that all Yiewsley solicitors on every lender conveyancing panel?

You can use our search tool or you can drop into your high street bank branch in Yiewsley. the probability is that they will know some good conveyancing solicitors in Yiewsley