All was ready to move into my new home in Cleator Moor next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. 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 Part 2 requirements. These requirements are not limited to conveyancing in Cleator Moor.
Finally the sale completed on my house in Cleator Moor last July but my buyer keeps calling me to say their solicitor needs to hear from myconveyancer. What should have happened now that I have sold?
Following your sale your conveyancer is committed to forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your conveyancer must also send confirmation that the home loan has been paid off to the buyers lawyers. There are no post completion procedures specific conveyancing in Cleator Moor.
When it comes to lenders such as Nottingham, do Cleator Moor lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We had chosen solicitors based in Cleator Moor on the Santander solicitor approved list. They have just invoiced me an additional fee for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not set by Santander but by your Cleator Moor conveyancer. Numerous firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being a right pain. The Cleator Moor solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Cleator Moor is the location of the property. Can you offer any guidance?
Flying freeholds in Cleator Moor are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cleator Moor you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cleator Moor may ascertain 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 residence.
As co-executor for the estate of my grandmother I am disposing of a property in Neath but reside in Cleator Moor. My lawyer (who is 200 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Cleator Moor who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Cleator Moor
I'm selling a bungalow in Cleator Moor. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unqualified staff.