Due to move into my new home in Hove next Tuesday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. 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 specific to conveyancing in Hove.
My property lawyer in Hove is not listed on the Barclays Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Barclays approved list?
The limited options available to you here include:
- Complete the purchase with your existing Hove lawyers but Barclays will need to retain a solicitor on their panel. This will inevitably rack up the total conveyancing charges and cause delays.
- Get an alternative lawyer to to deal with the conveyancing, not forgetting to check they are Barclays approved.
- Try to convince your Barclays based solicitor to try to join the Barclays panel
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Hove. Do I receive the keys to the house on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Hove?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it correct that all Hove CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I have paid off my mortgage with Santander. I assume I don't need a Hove lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I need some quick conveyancing in Hove as I have a deadline to complete inside 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Hove the following are examples of what can appear and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
I used Stirling Law a few years ago for my conveyancing in Hove. Now, I need the files but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hove of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Hove with a mortgage from Skipton Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this deal as it will impact my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.