All was ready to move into my new home in Nechells 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 Part 2 conditions. These obligations are not specific to conveyancing in Nechells.
We have agreed to purchase a house in Nechells. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must comply with the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Nechells.
I'm in the process of looking at apartments in Nechells and I am about to put in an offer. Is it sensible to have my property lawyer on ‘stand by’? I will be getting a home loan with Bank of Ireland.
It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The Nechells solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 justbeen informed that Wolstenholmes have closed. They carried out my conveyancing in Nechells for a purchase of a freehold house 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can make 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 Nechells conveyancing specialists.
Are there any apps to assist me to search for a Nechells solicitor on the The Royal Bank of Scotland conveyancing panel? I have wheels and am willing to travel upto 25kilometers to meet the solicitor.
Feel free to make use of the search on this page. Please choose the bank and your location and you will see a number of Nechells conveyancing lawyers based on proximity. We have listed some Nechells conveyancing firms towards the end of this page and you can telephone them to see whether they are on the The Royal Bank of Scotland approved list
I am thinking of appointing a conveyancing practitioner in Nechells for my purchase. Is it possible to see a solicitor's complaints history with the legal regulator?
Anyone may find presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor call for training reasons.