Due to move into my new home in Braunton next Monday. My conveyancing practitioner now wants me to supply her with proof 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 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 conditions. These obligations are not specific to conveyancing in Braunton.
In what way does my ID and proof of funds have anything to do with my conveyancing in Braunton? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing instruction. The Client Care letter that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide ID verification documents, your solicitor would not be able to accept instructions from you.
We are aiming to move home in March. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Braunton. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you can pick up the house keys from the property agent but this can only occur when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be released. Subsequently you should inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Braunton or a firm that specialises in conveyancing in Braunton.
Are all Braunton Conveyancing Quality Solicitors on the Principality conveyancing panel?
Some major banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We have agreed to purchase a house in Braunton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As your lender is RBS your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease does not meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Braunton.
I used Stirling Law a few years ago for my conveyancing in Braunton. Now, I need my files but the law firm is no longer operating. What do I do?
You should 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 Braunton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking to sell my house. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Braunton if that makes a difference.
Do use our search tool to help you choose a solicitor for your conveyancing in Braunton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I have read on a number of consumer advice websites that before selecting a conveyancing firm they need approved by your bank. I am new to the process but I have an AIP with Birmingham Midhshires and I already have a local conveyancing lawyer in Braunton lined up. Can Santander insist on an approved lawyer to be used? If so, where can I find that list so I can appoint a conveyancing solicitor in Braunton?
You should instruct a solicitor that is on the Santander panel. Simply telephone your preferred Braunton conveyancing solicitor and ask if they are on the Santander panel. If they are not approved you have numerous options available to you here:
- Complete the deal with your existing Braunton solicitor but Santander will no doubt retain a conveyancing practitioner from their approved panel. This will result in additional charges together with potential frustration.
- Choose a new property lawyer to act in the purchase, making sure they are on the Santander conveyancing panel.
- Appeal to your solicitor to seek to join the mortgage company panel.