I am hoping to complete my purchase in Leamington Spa next Tuesday. My now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. 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 UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Leamington Spa.

My partner and I are planning on selling our property in Leamington Spa and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Leamington Spa. Having lived in Leamington Spa for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am purchasing a new build house in Leamington Spa with a mortgage from . The builders refused to move on the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my conveyancer about the side-deal as it will jeopardize my mortgage with the bank. Is this normal?.

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.

I am looking into buying my first house which is in Leamington Spa and I am already nervous. I couldn't find anything specific about Leamington Spa. Conveyancing will be needed in due course but do you know about the Leamington Spa area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Leamington Spa. In the meantime here are some basic statistics that we found

My fiance and I are hoping to buy a four room apartmentin Leamington Spa with a loan from a mortgage company. We wish to instruct our solicitor in Leamington Spa however our mortgage company says she’s not on their "panel". Apparently we need to choose one of the our mortgage company panel solicitors or keep our Leamington Spa solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage company mortgage issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most mortgage companies had open panels, including most conveyancing solicitors in Leamington Spa : a mortgagee could choose 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.