All was ready to complete my purchase in Lewes next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?
All property lawyers 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 limited to conveyancing in Lewes.
Is it the case that all Lewes CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We have a mortgage agreed in principle with HSBC. Lewes conveyancing practitioners have been instructed. How long does it take for HSBC to issue the offer to the conveyancer?
Some lenders take longer than others. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Lewes. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Should our solicitor be asking questions concerning flooding during the conveyancing in Lewes.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Lewes. There are those who buy a house in Lewes, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Lewes. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to find out if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a buyer could bring a compensation claim as a result of such an incorrect answer. A purchaser’s conveyancers may also conduct an environmental report. This should disclose whether there is any known flood risk. If so, further inquiries will need to be conducted.
I have justbecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Lewes for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lewes conveyancing specialists.
Am I better off to choose a Lewes conveyancing practitioner based in the vicinity that I am buying? I have an old university friend who can carry out the legal work however they are based 300kilometers away.
The benefit of a local Lewes conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them where appropriate. Having local Lewes know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must surpass using an unfamiliar Lewes conveyancing solicitor just because they are round the corner.
It may have been a long time coming a mortgage offer from a lender for the refinancing of my 3 bedroom flat is to be issued imminently. Are you able to suggest a low cost remortgage conveyancing law firm in Lewes ?
This site is not designed to help in pursuit of the lowest fares for conveyancing in Lewes. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering low cost conveyancing in Lewes.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not receive the service required.