I am hoping to complete my purchase in Widnes next Thursday. My conveyancer 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 risks does the bank expect the insurance 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 requirements. These requirements are not unique to conveyancing in Widnes.
We are purchasing a flat in Widnes. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit 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.
We have a mortgage agreed in principle with Principality. Widnes conveyancing lawyers were appointed. How long does it take for Principality to issue the offer to the lawyer?
Some lenders take longer than others. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with UBS. I assume I don't need a Widnes lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a property in Widnes? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Widnes?
Unless a previous purchase of the property completed after 12 October 2013 you could expect solicitors delivering conveyancing in Widnes to remain recommending a chancel search and or chancel repair liability policy.
I am selling my house. My previous lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Widnes if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Widnes. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
In scouring the web for the term conveyancing in Widnes it brings up many solicitorsin the vicinity. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The ideal way of choosing a suitable conveyancer is via personal testimonial, so ask colleagues and relatives who have purchased a property in Widnes or a respected estate agent or mortgage broker. Fees for conveyancing in Widnes vary, so it's a good idea to secure a minimum of four estimates from different conveyancers. Dont forget to clarify that the charges are assured not to rise.
My friend mentioned that before selecting a conveyancing lawyer they must be approved by your lender. I am first time buyer with but I have an offer in principle from HSBC and I already have a local conveyancing solicitor in Widnes at the ready. Does Santander need an approved conveyancer to be instructed? If so, where do I find that list for my conveyancing in Widnes?
You need to instruct a solicitor that is on the Santander panel. Simply ring your preferred Widnes conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices open to you here:
- Complete the deal with your preferred Widnes property lawyer but Santander will need to retain a conveyancing practitioner on their approved panel. This will result in additional fees together with potential delay.
- Get a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
- Appeal to your conveyancer to apply to join the mortgage company panel.