Due to complete my purchase in Cleethorpes next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?
All property lawyers 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 Part 2 requirements. These requirements are not unique to conveyancing in Cleethorpes.
Please explain the implications if my solicitor is removed from the Lloyds Conveyancing panel ahead of completing my conveyancing in Cleethorpes?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Can I be sure that the Cleethorpes conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Cleethorpes getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.
We were going to get a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Cleethorpes solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Cleethorpes solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
My offer on a semi in Cleethorpes has been accepted, but there is a chain. The vendors have placed an offer on on an apartment, but it’s not yet agreed to, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Cleethorpes. What do I do now? At what stage should I apply for the mortgage with RBS?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Cleethorpes conveyancing search charges, etc). First, you must ensure that your conveyancer is on the RBS conveyancing panel. As to the subsequent steps this very much depends on the circumstances of your case, attraction to this property and on the state of the market. During a hot market many purchasers would apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in Cleethorpes.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Cleethorpes?
Unless a prior purchase of the property completed post 12 October 2013 you can take it that conveyancing practitioners conducting conveyancing in Cleethorpes to continue to suggest a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors several years past for my conveyancing in Cleethorpes. Now, I need the documents however 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 Cleethorpes of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.