All was ready to move into my new home in Shotton next Thursday. My property lawyer now wants me to supply her with proof of content and building insurance for the property 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 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 obligations are not specific to conveyancing in Shotton.
Finally the sale completed on my house in Shotton last October but my buyer keeps calling daily complaining that their solicitor needs to hear from mine. What should have happened now that I have sold?
Post completion of your house sale your solicitor should forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your conveyancer must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There are no post completion procedures just for conveyancing in Shotton.
Is it correct that all Shotton CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation 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 solicitors wishing to join their approved list of firms.
My fiancee and I are spending time looking at apartments in Shotton and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with HSBC.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are seeking a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Shotton off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Shotton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Shotton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I was pointed in your direction by a few property agents in Shotton to find a solicitor using your seach tool. What’s the financial advantage for Estate Agents to promote your site over and above alternative conveyancing organisations?
We refuse to offer any referral fee for sending work to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
A licensed conveyancer dealt with my conveyancing in Shotton four years past having retained my title documents but has since been shut down – What can I do to retreive them?
Deeds, as such, are no longer appropriate for most homes in Shotton are registered electronically at Land Registry. Should you need to show ownership or are selling or refinancing your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.