Due to complete my purchase in Glan Conwy next Friday. 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 does the insurance need 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 UK Finance Lenders’ Handbook requirements. These obligations are not unique to conveyancing in Glan Conwy.
Finally the sale completed on my house in Glan Conwy last August but my buyer keeps SMS messaging daily to say her lawyer is waiting to hear from mine. What are the post completion sale legalities following completion?
After completion of your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer should also confirm that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion steps just for conveyancing in Glan Conwy.
Do I need to pay for insurance to address the risk of chancel repairs when purchasing a property in Glan Conwy?
Unless a previous acquisition of the premises took place post 12 October 2013 you may expect lawyers handling conveyancing in Glan Conwy to continue to advocate a chancel search and or chancel repair liability insurance.
I have been on the look out for a flat up to £235,500 and found one round the corner in Glan Conwy I like with amenity areas and station in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Glan Conwy in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
I am a couple of weeks into a residential purchase having been directed to solicitors by the selling agent to carry out the conveyancing in Glan Conwy. I am am starting to be frustrated with the level of service. Can you you assist me in finding new lawyers?
They would need to be very poor to suggest changing them. Has the mortgage offer been sent? If so you need to advise them of the new lawyer and get the offer are re-sent. Your solicitor ideally needs to be on the lenders approved list to avoid added charges and frustration. That should be your first question of the new solicitors. Our search tool should help you find a lender approved lawyer for your conveyancing in Glan Conwy
What can I do where I am unhappy with the conveyancer who carried out my conveyancing in Glan Conwy?
We live in an imperfect world, and unfortunately sometimes matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Glan Conwy. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.