Please help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Minera?
The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
Is there a list of Kent Reliance panel conveyancers in Minera on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings available on the web. If you are looking for a Minera lawyer on the Kent Reliance please use our facility.
I am due to exchange contracts on 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, Yorkshire BS are being pedantic. The Minera solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
It has been five months since my purchase conveyancing in Minera completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Minera is where the house is located. What do you suggest?
Flying freeholds in Minera are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Minera you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Minera may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my business property in Minera and how can you help?
The 1954 Act provides security of tenure to commercial leaseholders, granting the right to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Minera
Why can't I complete my conveyancing in Minera on a public holiday?
This is due to the fact that on completion the sale price will be transferred electronically between the banks of the purchaser and owner’s conveyancer and currently this can only happen on a business day. It is not possible to complete on a saturday or sunday either.