All was ready to move into my new home in Croxley Green next Thursday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
All property lawyers 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 Part 2 conditions. These obligations are not specific to conveyancing in Croxley Green.
Are the Croxley Green conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Croxley Green conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We are purchasing a victorian detached house in Croxley Green. Our aim is to carry out a loft conversion at the house.Will legal investigations on the property involve enquiries to determine if these alterations are allowed?
Your solicitor will review the registered title as conveyancing in Croxley Green can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Certain extensions call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Is it correct that all Croxley Green CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved firms?
A selection of banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in Croxley Green. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who dealt with the conveyancing in Croxley Green 10 years ago have long since closed. What are my options?
You no longer need to have the physical original deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I am looking for a flat up to £235,500 and found one close by in Croxley Green I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Croxley Green suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I am 3 weeks into a leasehold purchase having been recommend to solicitors by the high street agent to perform conveyancing in Croxley Green. I am not happy. Could you you assist me in finding new conveyancers?
They would have to be very poor in order to consider replacing them. Has your mortgage offer been sent? In the event that it has you will need to make them aware of the new contact details and get the loan are re-issued. Your new solicitor ideally should be on the mortgage company panel to avoid escalating costs and complications. So that should be your starting point. Our find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Croxley Green