I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in County Durham. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 20/10/2018, the requirements read as follows :
Do I select a Licenced Conveyancer or Solicitor for conveyancing in County Durham?
Two types of professional can carry out conveyancing in County Durham namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or purchase of property. Both are required to execute County Durham conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally carried out and that all requisite steps will be suitably attended to.
Can I be sure that the County Durham conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in County Durham 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 which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being difficult. The County Durham solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 house in County Durham in advance of instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks tend not issue a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in County Durham. Conveyancing will be smoother if you use a solicitor in County Durham especially if they are accustomed to such properties in County Durham.
In surfing the world wide web for the term on line conveyancing in County Durham it brings up numerous solicitorsin the vicinity. With so much choice what is the best way to find the right property lawyer for my move?
The best method of choosing the right conveyancer is via personal recommendation, so ask colleagues and those you trust who have bought a property in County Durham or a local estate agent or mortgage broker. Charges for conveyancing in County Durham differ, so it's advisable to request a minimum of three quotes from varying types of property lawyers. Dont forget to clarify that the fees are fixed.
My solicitors in County Durham have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.