I am hoping to complete my purchase in Berrylands next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender 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 obligations are not limited to conveyancing in Berrylands.
My uncle passed away last year and as sole heir and executor I was left the house in Berrylands. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
My wife and I buying a terrace house in Berrylands. The intention is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to ascertain if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Berrylands can on occasion reveal restrictions in the title deeds which restrict categories of works or require the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with Co-operative. I assume I don't need a Berrylands solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Principality have agreed my mortgage in principle, my offer on a property in Berrylands has been agreed to, what are the next steps?
Your property agent will want to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the lender’s panel). Contact Principality or the broker and finish off any relevant paperwork. Principality will instruct a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Principality will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Berrylands.
I am buying a house and the solicitor has identified Chancel Repair for which the property may be obligated to pay because it falls into the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Berrylands
Unless a previous acquisition of the property completed post 12 October 2013 you could assume that solicitors conducting conveyancing in Berrylands to remain encouraging a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified as part of conveyancing in Berrylands?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Berrylands. 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…’
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