Due to move into my new home in Harpenden next Thursday. 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 bank. 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 unique to conveyancing in Harpenden.
My Conveyancer in Harpenden is not listed on the Bank of Ireland Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the Bank of Ireland approved list?
The limited options available to you here include:
- Complete the purchase with your existing Harpenden lawyers but Bank of Ireland will need to instruct a lawyer on their panel. This will inevitably rack up the overall conveyancing fees and cause frustration.
- Find a new solicitor to to deal with the purchase, remembering to check they are on the Bank of Ireland panel
Will our conveyancer be raising questions concerning flooding as part of the conveyancing in Harpenden.
Flooding is a growing risk for lawyers dealing with homes in Harpenden. There are those who purchase a property in Harpenden, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their lawyers which should figure out the risks in Harpenden. The standard completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out if the premises has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may bring a compensation claim stemming from an incorrect response. A purchaser’s lawyers should also carry out an environmental search. This will indicate whether there is any known flood risk. If so, further inquiries will need to be initiated.
The deeds to my property can not be found. The conveyancers who dealt with the conveyancing in Harpenden 10 years ago have long since closed. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer should be aware exactly where to find all the suitable paperwork so you may buy or sell your property without any difficulty. If duplicates can’t be located, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Harpenden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Harpenden
Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am a fortnight into a residential purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Harpenden. I am am extremely disappointed with the level of service. Could you you assist me in finding new lawyers?
They would have to be really poor to suggest diss instructing them. Has your mortgage offer been issued? In the event that it has you will need to inform them of the new contact details and get the loan are re-sent. Your conveyancer should be on the lenders panel to avoid added costs and frustration. So that should be your first question of the new lawyers. Our search tool should help you find a lender approved solicitor for your conveyancing in Harpenden