I am hoping to move into my new home in Pentwyn next Tuesday. My solicitor now wants me to supply her with proof of content and building insurance for the property 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?
All property lawyers on acting for mortgage companies 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 obligations are not limited to conveyancing in Pentwyn.
When it comes to lenders such as Skipton, do Pentwyn lawyers incur an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We had instructed solicitors with offices in Pentwyn on the Aldermore solicitor panel. They have just invoiced me a separate sum for dealing with the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This charge is not set by Aldermore but by your Pentwyn conveyancing practitioner. Some firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Pentwyn. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I require fast conveyancing in Pentwyn as I have a deadline to complete in less than one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Pentwyn the following are instances of issues that can arise and adversely affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
How does the Landlord & Tenant Act 1954 affect my business premises in Pentwyn and how can you help?
The particular law that you refer to provides security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a renewal lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Pentwyn is one of the many areas of the UK in which the firms we work with are based
My cousin has urged me to use his conveyancers in Pentwyn. Do I take his advice?
There are no two ways about it it’s preferable to select a conveyancing lawyer is to get recommendations from friends or family who have used the solicitor that you are considering.
How do I establish who is the owner of a house in Pentwyn?
Provided the property is registered with HMLR, and you have requisite information of the location of the premises, you will be able to obtain results from the HMLR of the registered owner for a fee.