It has come to my attention via my mortgage adviser that my Slough lawyer is not on the lender Conveyancing panel. What can I do to be sure that this is correct?
The best course of action for you to take is to contact your Slough lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Slough conveyancing practice that is on the conveyancing panel for your lender.
Due to move into my new home in Slough next Monday. My conveyancer now wants me to supply her with proof 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 bank. What risks does the mortgage company expect the insurance 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 Part 2 conditions. These obligations are not limited to conveyancing in Slough.
Is there a reason why leasehold purchase conveyancing in Slough costs more?
The conveyancing fees on a leasehold property in Slough is inevitably higher than on a freehold property. This is due to the supplemental investigations necessary in dealing with the landlord and managing agents to collate the evidence about whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
I am refinancing my home in Slough, does my lawyer need to be on the Leeds Building Society Conveyancing panel?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
If you had a top tip for selecting a conveyancing solicitor in Slough what would it be?
We would encourage you not to base your choice on the cheapest Slough conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can you help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the level of cover for Slough conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am expecting a AIP from RBS 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 RBS recommend any Slough solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Slough solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Planning to sign contracts shortly on a ground floor flat in Slough. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Slough should include some of the following:
Ground rent - what is due and what the invoice dates are, and also know whether this is subject to change Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You should be told what counts as a Nuisance as far as the lease is concerned Additions to the property Where does the liability rest to repair and maintain the main walls and foundations. It is important that you know who is responsible the repair and maintenance of every part of the building
Leasehold Conveyancing in Slough - A selection of Queries before Purchasing
The answer will be helpful as a) areas can result in problems for the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will wish to know about it Who are the managing agents? Is anyone aware of any major works in the near future that will increase the service charges?