All was ready to move into my new home in Hull East next Friday. 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 lender. What does the insurance need to cover?
All property lawyers on acting for banks 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 obligations are not specific to conveyancing in Hull East.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Hull East. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Hull East?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's solicitors, and once they have received this, you should be able to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
A friend informed me that in purchasing a property in Hull East there may be a number of restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Hull East which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Hull East should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being difficult. The Hull East solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hull East. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hull East
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
I have just started marketing my garden apartment in Hull East. Conveyancing has not commenced, however I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?
It best that you clear the maintenance contribution as you normally would because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Hull East - Examples of Queries Prior to Purchasing
Be sure to find out if the the lease includes any onerous restrictions in the lease. By way of example it is fairly common in Hull East leases that pets are not permitted in certain buildings in Hull East. If you love the flatin Hull East however your dog is not allowed to make the move with you then you have a very hard determination. What restrictions are contained in the Hull East Lease? On the whole the cost for major works are not incorporated into the maintenance charges, albeit that a few managing agents in Hull East require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for major works.
How easy is it to change a solicitor as I need to find a Hull East based one who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally appointed a conveyancer to do anything for you and at this stage simply 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 Hull East that you're thinking of instructing.