I am hoping to move into my new home in Kings Lynn 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 lender. What does the insurance need to cover?
All property lawyers 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 instructions. These requirements are not specific to conveyancing in Kings Lynn.
We previously instructed solicitors with offices in Kings Lynn on the RBS solicitor approved list. They are now charging me a separate amount for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by RBS but by your Kings Lynn conveyancer. Numerous firms on the RBS panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
Can I be sure that the Kings Lynn conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Kings Lynn getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Kings Lynn solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 friend advised me that if I am purchasing in Kings Lynn I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Kings Lynn conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Kings Lynn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Kings Lynn Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Kings Lynn.
Are there restrictive covenants that are commonly picked up during conveyancing in Kings Lynn?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Kings Lynn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Kings Lynn differ for new build properties?
Most buyers of new build property in Kings Lynn approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Kings Lynn usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kings Lynn or who has acted in the same development.
Hoping to buy a property located in Kings Lynn and I am already nervous. I couldn't find anything specific about Kings Lynn. Conveyancing will be needed in due course but do you know about the Kings Lynn area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Kings Lynn. In the meantime here are some basic statistics that we found