I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Hull. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/10/2021, the requirements read as follows :
We are purchasing a house in Hull. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are getting the release of further monies on our home loan from Kent Reliance as we want to carry out a loft conversion to our property in Hull. Do we need to appoint a bricks and mortar Hull solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance do not ordinarily appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Hull solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Hull for a purchase of a leasehold flat 10 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hull conveyancing specialists.
I'm purchasing a new build house in Hull with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my solicitor about this side-deal as it may put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £125,000 flat in Hull in 5 days. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Hull?
For the majority of leasehold sales in Hull conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Completing pre-exchange questions
Where consent is required before sale in Hull
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a 1 bedroom flat in Hull, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Comparable properties in Hull with over 90 years remaining are worth £192,000. The ground rent is £55 per annum. The lease expires on 21st October 2075
You have 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.