Due to move into my new home in Hurworth 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 bank. 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 Part 2 conditions. These obligations are not limited to conveyancing in Hurworth.

What does my ID and proof of funds have anything to do with my conveyancing in Hurworth? What am I being asked for?

Hurworth conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Evidence of source of monies is also required in compliance with the money laundering statutes as conveyancers are obliged to ensure that the funds you are using to buy a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has come from legitimate source (such as an inheritance) as opposed to the proceeds of criminal activity.

I am buying my first flat in Hurworth with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about this extras as it will put at risk my mortgage with the lender. Should I keep quiet?.

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.

How easy is it to swap conveyancer as I need to find a firm on the conveyancing panel. I hired a local conveyancing solicitor in Hurworth five minutes from me but she is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Hurworth on the panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Hurworth. In making use of the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Hurworth and beyond.

My husband and I are FTB’s - had an offer accepted, but the property agent has warned us that the seller will only go ahead if we use the agent's preferred solicitors as they want a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Hurworth

We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Contact the vendors directly and make the point that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your preferred Hurworth conveyancing firm - rather thanthe ones that will earn the negotiator at the agency a kickback or hit his conveyancing targets set by corporate headquarters.