We are purchasing a 2 bedroom flat in Coven with a mortgage. We like our Coven solicitor, but the lender says he's not on their "panel". It seems we have no choice but to appoint one of the bank panel firms or continue with our Coven conveyancing practitioner and pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the lender use our Coven conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Coven conveyancing lawyer to apply to be on the conveyancing panel.
Due to complete my purchase in Coven next Monday. 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 mortgage company. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for mortgage companies 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 specific to conveyancing in Coven.
I am helping my niece sell her flat in Coven. Does the conveyancing solicitor arrange the EPC or should I organise this?
After the abolition of Home Information Packs, energy performance certificates was left as a compulsory part of moving house. An energy performance certificate must be commissioned before the property is marketed. It is not something that conveyancers normally arrange. If you are instructing a Coven conveyancing solicitor they might help arrange EPC’s due to their relationships with reputable local energy assessors
My wife and I are at the point of viewing flats in Coven and I am now considering a potential offer. Is it advisable to have a conveyancer on ‘stand by’? I intend to finance via a home loan with HSBC.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
Completion of my purchase has taken place for my property in Coven. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
The estate agent has sent us the confirmation of our purchase of a new build flat in Coven. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Coven
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I decided to have a survey done on a house in Coven in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coven. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to choose a Coven conveyancing lawyer based in the area that I am buying? An old friend can carry out the legal formalities however they are based 200miles drive away.
The benefit of a local Coven conveyancing practice is that you can attend the office to execute paperwork, present your ID and pester them if necessary. Having local Coven know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were content that should outweigh using an unfamiliar Coven conveyancing lawyer solely due to them being Coven based.