I am hoping to move into my new home in Bramhall next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender 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 specific to conveyancing in Bramhall.
We are planning to acquire a house and require a conveyancing solicitor in Bramhall who is on the Clydesdale conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Bramhall.
My Solicitor in Bramhall is not listed on the Godiva Mortgages Ltd Conveyancing Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Godiva Mortgages Ltd panel?
Your options are as follows:
- Carry on with your preferred Bramhall lawyers but Godiva Mortgages Ltd will need to instruct a conveyancer on their panel. This will result in additional total legal charges and cause delays.
- Find a new lawyer to act in the purchase, not forgetting to check they are on the Godiva Mortgages Ltd panel
How does conveyancing in Bramhall differ for new build properties?
Most buyers of new build property in Bramhall come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Bramhall typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bramhall or who has acted in the same development.
How easy is it to change a solicitor as I need to find a Bramhall based firm who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
If you haven't yet appointed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Bramhall that you're considering.