Due to complete my purchase in Neath next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer 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 Part 2 conditions. These requirements are not limited to conveyancing in Neath.
My wife and I are purchasing a house in Neath. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a property in Neath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that your lender is Clydesdale your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties nationwide and is not limited to Neath.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being problematic. The Neath solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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 are close to exchanging contracts on the sale of our property in Neath and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Neath conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing practice rather than a conveyancing solicitor in Neath. Having lived in Neath for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Do I need to be suspicious by 3rd parties that I am dealing with are suggesting a national conveyancing firm as opposed to a High Street Neath conveyancing practice?
As is the case with many service providers, often suggestions from relatives can be very helpful. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest lawyers to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to choose your own conveyancer. Don't forget that some banks specify a panel list of solicitors you are obliged to use for the lender aspect of your conveyancing.
My husband and I are first time buyers - agreed a price, but the selling agent has warned us that the owners will only proceed if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Neath
It is unlikely the sellers are driving this. Should the owner desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the vendors directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to appoint your preferred Neath conveyancing lawyers - rather thanthe ones that will earn their estate agent a referral fee or meet his conveyancing figures demanded by corporate headquarters.
Back In 2008, I bought a leasehold house in Neath. Conveyancing and Aldermore mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Neath who previously acted has long since retired. What should I do?
First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Neath conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a leasehold flat in Neath, conveyancing having been completed February 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Neath with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2086
With just 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.