All was ready to move into my new home in Childs Hill 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?
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 UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in Childs Hill.
It is a dozen years since I acquired my home in Childs Hill. Conveyancing solicitors have now been retained on the sale but I am unable to track down my title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with your mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Childs Hill relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
The Childs Hill conveyancing solicitors that I recently instructed on my purchase in Childs Hill have without warning shut down. I only went with them because I had to have a lawyer on the Barclays conveyancing panel and my preferred Childs Hill lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will 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 Barclays 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.
I happen to be the single beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Childs Hill. The Childs Hill property was put into my name in May. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in May. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the bank as this clause is primarily there to pick up on subsales or the wholesaling and assigning of properties.
After months of negotiation I have agreed a price on an apartment in Childs Hill. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Shortly after, the solicitor contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on an apartment in Childs Hill on 5/5/2026, valuation was booked 3 days later, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Childs Hill.
Flooding is a growing risk for solicitors carrying out conveyancing in Childs Hill. There are those who acquire a property in Childs Hill, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that can be initiated by the purchaser or by their conveyancers which can figure out the risks in Childs Hill. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to find out if the premises has ever been flooded. If flooding has previously occurred which is not notified by the owner, then a buyer may issue a claim for damages as a result of such an misleading answer. The purchaser’s lawyers should also commission an environmental search. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be carried out.
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