Due to complete my purchase in Keswick next Friday. My solicitor now wants me to supply her with evidence 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 lender. What does the insurance need 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 requirements are not unique to conveyancing in Keswick.
I am expecting a AIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Keswick solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Keswick solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Keswick solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Keswick property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Keswick postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Keswick.
Just had an offer accepted on a new build flat in Keswick. Conveyancing is daunting 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Keswick
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the advice of my in-laws I had a survey completed on a property in Keswick ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders may refuse to issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Keswick. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Keswick to see if the conveyancing will be more expensive.
My father-in-law has urged me to instruct his conveyancers in Keswick. Do I take his guidance?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to seek referrals from friends or relatives who have actually previously instructed the firm that you are considering.
What are my options where I am dissatisfied with the conveyancer who undertook my conveyancing in Keswick?
We live in an imperfect world, and unfortunately occasionally matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Keswick. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.