I am obtaining a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Dartford. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am hoping to move into my new home in Dartford next Monday. 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 mortgage company. What risks does the lender 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 UK Finance Lenders’ Handbook instructions. These obligations are not unique to conveyancing in Dartford.
I am helping my sister sell her house in Dartford. Does the solicitor commission an energy performance certificate or it is for me to see to?
After the demise of Home Information Packs, energy performance certificates was maintained a compulsory element of moving property. An EPC must be commissioned prior to the property being placed on the market. It is not a task that lawyers normally arrange. If you are using a Dartford conveyancing lawyer they might be willing to arrange EPC’s given their contacts with long established local energy assessors
I am being told by my conveyancer that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Dartford conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dartford solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dartford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My colleague advised me that if I am purchasing in Dartford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Dartford conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Dartford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dartford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Dartford Education with maps and statistics, Local Amenities and other useful information regarding Dartford.
Are there restrictive covenants that are commonly identified during conveyancing in Dartford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Dartford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Me and my partner are expecting to complete on the purchase a property in Dartford but as a consequence of wreckage from the recent storms I have agreed recompense from the owner of £3k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet my bank will not agree to this. Why were they involved?
Your conveyancing practitioner listed on a lender conveyancing panel is obliged to advise the mortgage company of any variations to the sale figure. If you prohibit your lawyer to report the reduction to your mortgage company then they would have no choice but to refrain from acting for you and the lender.