My IFA has requested my Pimlico law firm’s panel member for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Pimlico branch but they cant find it on their system.
You are best placed to get this information from your Pimlico conveyancing practitioner . Most Pimlico law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
All was ready to complete my purchase in Pimlico next Monday. 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 lender. 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 Part 2 requirements. These obligations are not limited to conveyancing in Pimlico.
I have been told by my lawyer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Pimlico conveyancing?
The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
I recently had an offer accepted on a house in Pimlico. My financial adviser suggested a property lawyer. I paid an advanced payment of £150. Soon after, the lawyer called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a flat in Pimlico. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pimlico property lawyer is on the Kent Reliance conveyancing panel.
Will my lawyer be asking questions regarding flooding during the conveyancing in Pimlico.
Flooding is a growing risk for solicitors dealing with homes in Pimlico. Plenty of people will acquire a property in Pimlico, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Pimlico. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could bring a legal claim for losses as a result of such an incorrect response. A purchaser’s lawyers should also conduct an enviro report. This will disclose whether there is any known flood risk. If so, further inquiries should be initiated.
What makes your site different to other online quote calculators for conveyancing in Pimlico?
At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Pimlico. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you appoint them for your home move in Pimlico
Last April I purchased a leasehold flat in Pimlico. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Pimlico conveyancing firm to help?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension case for a Pimlico property is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The unexpired term as at the valuation date was 56 years.