Due to complete my purchase in Widnes next Tuesday. 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 lender. What risks does the lender expect the insurance to cover?
Any lawyer 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 Part 2 conditions. These requirements are not specific to conveyancing in Widnes.
Is there a reason why leasehold purchase conveyancing in Widnes is more expensive?
Widnes leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I have an AIP. The lender mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather use a Widnes based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers if you take up the "fee-free" incentive. Call the mortgage company and explore if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Widnes.
Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a property in Widnes?
Unless a prior purchase of the premises completed post 12 October 2013 you could take it that lawyers handling conveyancing in Widnes to remain encouraging a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors a few years ago for my conveyancing in Widnes. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Widnes of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I better off to use a Widnes conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can perform the conveyancing but his firm is located over three hundred miles drive away.
The primary upside of using a high street Widnes conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Widnes know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were happy that should surpass using an unfamiliar Widnes conveyancing solicitor just because they are Widnes based.