I am hoping to move into my new home in St Mawes next Friday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer 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 requirements are not specific to conveyancing in St Mawes.
The St Mawes conveyancing firm that I recently instructed on my house acquisition in St Mawes have suddenly closed. I only went with them because I had to have a solicitor on the Skipton conveyancing panel and my previous St Mawes lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who handled the conveyancing in St Mawes 5 years ago are no longer around. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer should know precisely where to look for all the appropriate paperwork so you may buy or sell your house without a hitch. If copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your property.
I decided to have a survey carried out on a property in St Mawes ahead of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Mawes. Conveyancing will be smoother if you use a solicitor in St Mawes especially if they regularly deal with such properties in St Mawes.
In my capacity as executor for the estate of my aunt I am disposing of a house in Swansea but live in St Mawes. My solicitor (who is 200 miles awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in St Mawes to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in St Mawes
Whilst your website is a good idea there are many lawyers listed near St Mawes being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?
We are not in the business of recommending one firm above another as the right St Mawes conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with St Mawes knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..