All was ready to move into my new home in Caerwys 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 mortgage company. What does the insurance need to cover?
All property lawyers 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 UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Caerwys.
In scouring consumer advice sites for an affordable lawyer in Caerwys, most post that I must instruct a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Caerwys is one of the numerous areas of the UK where there are Accredited solicitors.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Caerwys?
Many commercial conveyancing solicitors in Caerwys will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Caerwys. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Caerwys.
For each commercial conveyancing transaction in Caerwys it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Caerwys commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Caerwys.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who dealt with the conveyancing in Caerwys 4 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be held by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, locate your house and secure current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I have been advised by a few property agents in Caerwys to find a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your site over and above another?
We refuse to offer any referral fee for directing people to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.