All was ready to move into my new home in Barnt Green next Friday. My lawyer now wants me to supply her with evidence 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 mortgage company. What risks does the bank expect the insurance to cover?
Any lawyer on acting for banks 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 unique to conveyancing in Barnt Green.
We just had an offer accepted to buy with Loughborough BS. We have called around locally but am unable to find a Barnt Green conveyancing firm on the Loughborough BS approved list. Could you help?
You should take advantage of the find a lender approved solicitor tool on this page. Please choose the lender and type Barnt Green or your preferred area and you will discover a number of lawyer located in Barnt Green or near you.
Are all Barnt Green Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I am purchasing a property in Barnt Green. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Coventry BS your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease fails to comply with these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Barnt Green.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Barnt Green solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barnt Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Barnt Green is where the house is located. Can you offer any opinion?
Flying freeholds in Barnt Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barnt Green you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barnt Green may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes your site different to alternative online quote calculators for conveyancing in Barnt Green?
At this site get a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Barnt Green. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your home move in Barnt Green
We are soon to buying a house in Barnt Green. Conveyancing is not over but we would like have our transaction price confidential from the likes of Zoopla. How do I ensure this is not noted?
HMLR as a matter of law required to note price paid data on the official title for residential properties countrywide which includes properties in Barnt Green. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty if they failed to grant access to the register.
In essence you can ask HMLR to withhold the amount paid entry yet the answer would be a No.