I am expecting a mortgage offer from Halifax. My intention is to instruct a Licensed Conveyancer in Bromsgrove. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am hoping to move into my new home in Bromsgrove next Monday. My conveyancing practitioner 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 lender. What does the insurance need 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 Part 2 instructions. These obligations are not specific to conveyancing in Bromsgrove.
It is a dozen years since I bought my property in Bromsgrove. Conveyancing solicitors have now been appointed on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Bromsgrove involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
What will a local search inform me regarding the property I am buying in Bromsgrove?
Bromsgrove conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Bromsgrove conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I am looking for a flat up to £305k and identified one close by in Bromsgrove I like with amenity areas and railway links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Bromsgrove suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Am I right to be concerned that estate agents that I am dealing with are recommending a national conveyancing firm rather than a local Bromsgrove conveyancing practice?
As is the case with many service providers, often input from connections can be extremely useful or valuable. Nevertheless there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest conveyancers to retain. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. Don't forget that some banks specify a panel list of conveyancers you have to use for the mortgage related work in your house move.