Due to complete my purchase in Gilberdyke next Thursday. 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 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 Part 2 conditions. These obligations are not specific to conveyancing in Gilberdyke.
This question may be naive but I am new to the house moving as FTB of a garden flat in Gilberdyke. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Gilberdyke?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and once they have received this, you should be invited to receive the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
I have decided to exercise my right to buy my property in Gilberdyke off the council. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I am selling my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Gilberdyke solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My wife and I own a 4 bedroom Georgian property in Gilberdyke. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gilberdyke and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing practitioner who conducted the work.
Due to the encouragement of my in-laws I had a survey completed on a property in Gilberdyke ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks will not issue a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gilberdyke. Conveyancing will be smoother if you use a solicitor in Gilberdyke especially if they regularly deal with such properties in Gilberdyke.
We're new on the property ladder - had an offer accepted, but the agent informed us that the owners will only issue a contract if we appoint the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Gilberdyke
It is unlikely the owners are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to appoint your own,trusted Gilberdyke conveyancing solicitors - as opposed tothose that will give the estate agent a kickback or meet his conveyancing thresholds demanded by head office.
I am in the process of buying my 1st home in Gilberdyke. Conveyancing lawyer has been instructed. The broker advised that a survey is not needed as the property is just 17 years old.
At the very least you should have a Home Buyer's Report. Given the property was built more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. The report should highlight any apparent issues and recommend further investigation if appropriate. If there are any indications of problems seek a comprehensive structural survey.