Due to move into my new home in Brentwood next Tuesday. 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 mortgage company. What risks does the bank 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 requirements. These requirements are not unique to conveyancing in Brentwood.
Do banks and building societies provide you with an approved list of Brentwood conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Brentwood conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Brentwood. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Where you intend to refinance then Nottingham will require that you use a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Brentwood.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Brentwood. Plenty of people will buy a house in Brentwood, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Brentwood. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could issue a claim for damages resulting from an misleading reply. A purchaser’s conveyancers may also order an environmental report. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be initiated.
What are my options where I am not happy with the conveyancer who did our conveyancing in Brentwood?
We live in an imperfect world, and unfortunately occasionally matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Brentwood. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.