Am I correct in assuming that the fact that my solicitor in Englefield Green is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Englefield Green conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Due to complete my purchase in Englefield Green next Friday. 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 does the insurance need to cover?
Any lawyer 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 Part 2 instructions. These requirements are not limited to conveyancing in Englefield Green.
Why do I have to pay up front when it comes to conveyancing in Englefield Green?
Where you are retaining lawyers for conveyancing in Englefield Green your lawyer will ask you put them with monies to cover the search fees. Ordinarily this is requested to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this will be asked for immediately in advance of exchange of contracts. Any further balance that is due should be transferred a couple of days ahead of the day of completion.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a property in Englefield Green? or Apparently there is a law dating back centuries that means some owners of property living in a parish church boundary may be liable to contribute towards maintenance towards the chancel in proximity to the church. Is this relevant for conveyancing in Englefield Green?
Unless a previous purchase of the property completed after 12 October 2013 you may expect lawyers conducting conveyancing in Englefield Green to continue to suggest a chancel search and or insurance against a claim.
I opted to have a survey carried out on a house in Englefield Green before appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Englefield Green. Conveyancing will be smoother if you use a solicitor in Englefield Green especially if they are familiar with such properties in Englefield Green.
Should I appoint a Englefield Green conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can conduct the legal formalities however her office is over three hundred miles drive away.
The primary upside of using a high street Englefield Green conveyancing firm is that you can attend the office to execute documents, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were happy that should surpass using an unknown Englefield Green conveyancing solicitor solely due to them being round the corner.