All was ready to move into my new home in Orpington next Thursday. 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 bank. What risks does the bank expect the insurance 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 UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Orpington.
It is is a decade since I bought my property in Orpington. Conveyancing lawyers have just been appointed on the sale but I am unable to find my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with the lender or they could be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Orpington relates to registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
How does conveyancing in Orpington differ for new build properties?
Most buyers of new build residence in Orpington approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Orpington tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Orpington or who has acted in the same development.
Are there any apps to help identify a Orpington solicitor on the Yorkshire Building Society conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the solicitor.
You can use the search on this website. Please choose the lender and your location and you will see a number of Orpington conveyancing lawyers locally. We have listed some Orpington conveyancing firms towards the end of this page and you can contact them to verify if they are on the Yorkshire Building Society panel
I am thinking of appointing a conveyancing practitioner in Orpington for my home move. Is it possible to see a solicitor's complaints history with the legal regulator?
Members of the public can find published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's 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, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.