Due to complete my purchase in Bridgend next Thursday. 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 lender. What risks does the lender 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 requirements. These requirements are not limited to conveyancing in Bridgend.

At what point does exchange of contracts happen for purchase conveyancing in Bridgend and do I need to attend the solicitors branch?

Where you are near to our conveyancing solicitors in Bridgend you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you digitally. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bridgend)to be in the office available at the end of the phone to exchange contracts.

I am aiming to move home in February. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Bridgend. Conveyancing firm was found before I stumbled across your page.

On the day of completion you will need to pick up the house keys from your property agent but this can only be done once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal company but can help you choose a conveyancing in Bridgend or a firm with expertise in conveyancing in Bridgend.

I had a mortgage agreed in principle with Yorkshire BS. Bridgend conveyancing solicitors were appointed. How long does it take for Yorkshire BS to forward the offer to the conveyancer?

Some lenders take longer than others. Have Yorkshire BS completed the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my purchase has taken place for my property in Bridgend. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Will my solicitor be raising enquiries concerning flooding during the conveyancing in Bridgend.

Flooding is a growing risk for conveyancers carrying out conveyancing in Bridgend. There are those who acquire a house in Bridgend, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Bridgend. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover whether the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser may issue a compensation claim as a result of such an incorrect answer. A purchaser’s conveyancers should also order an enviro search. This should higlight if there is any known flood risk. If so, more detailed investigations will need to be conducted.

In my capacity as executor for the will of my grandfather I am selling a house in Newport but live in Bridgend. My lawyer (approximately 300 miles awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Bridgend who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Bridgend based