All was ready to move into my new home in Tamworth next Thursday. My solicitor 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 bank. What risks does the lender expect the insurance to cover?
Any lawyer on acting for mortgage companies 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 Tamworth.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Tamworth. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/11/2026, the requirements read as follows :
My conveyancer has informed me that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Tamworth?
The appropriate level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Is it the case that all Tamworth CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved practices?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We previously appointed solicitors locally in Tamworth on the Clydesdale solicitor panel. They are now charging me a supplemental charge for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. This fee is not dictated by Clydesdale but by your Tamworth conveyancing practitioner. Plenty of firms on the Clydesdale panel will quote ’dealing with mortgage’ fee and others do not.
I'm buying my first flat in Tamworth with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my solicitor about the extras as it would impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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 difficult is it to switch solicitor as I have to choose one who is on the Barnsley Building Society conveyancing panel. I hired a high street conveyancing solicitor in Tamworth round the corner but she is not accepted by Barnsley Building Society
We will our best to assist in finding you a conveyancing solicitor in Tamworth on the Barnsley Building Society panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Tamworth. In making use of search facility on this page, you can compare charges for conveyancing solicitors in Tamworth and throughout England and Wales.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £475,000 maisonette in Tamworth in nine days. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Tamworth?
Tamworth conveyancing on leasehold apartments more often than not requires the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries most will be content to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality you have little option but to pay whatever is requested of you if you want to sell the property.
I purchased a 2 bed flat in Tamworth, conveyancing was carried out 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Tamworth with an extended lease are worth £176,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2105
With only 79 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.