I am hoping to move into my new home in Brampton next Friday. My lawyer 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 risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for lenders 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 Brampton.
Can you explain why leasehold purchase conveyancing in Brampton is more expensive?
The conveyancing charges on a leasehold property in Brampton is inevitably greater than on a freehold acquisition or disposal. This is due to the supplemental work required in dealing with the freeholder and managing agents to obtain evidence concerning whether the rent and maintenance fee have been discharged and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
Can I be sure that the Brampton conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Brampton getting recommendations is a good starting point. 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 advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.
Completion of my remortgage has taken place for my property in Brampton. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being a right pain. The Brampton solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Brampton in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brampton. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has encouraged me to appoint his lawyers for conveyancing in Brampton. Should I use them?
Much as we are happy to recommend a Brampton conveyancing lawyer the ideal way to choose a conveyancing solicitor is to seek feedback from friends or family who have actually previously instructed the conveyancer you're considering.