I am hoping to move into my new home in Welling next Thursday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?
Any lawyer 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 UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Welling.
We note that you have a search directory identifying firms on the Nationwide conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Welling?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Welling.
My bid for a property was accepted at auction in Welling. Conveyancing is necessary. What happens now?
Given that you have now exchanged you must hire the services of a conveyancing solicitor soon as you will have a fast approaching deadline in which to complete the transaction. An auction property will ordinarily have an associated auction set of papers. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must pass this on to the conveyancer working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.
We had chosen conveyancers based in Welling on the Skipton solicitor panel. They are now charging me a separate fee for handling the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by Skipton but by your Welling property lawyer. Numerous firms on the Skipton panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Planning on purchasing a maisonette in Welling. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Welling lawyer is on the HSBC conveyancing panel.
I have a 4 bedroom Edwardian house in Welling. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching address. Is it worth asking Godiva Mortgages Ltd to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Welling and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the purchase.
I am a fortnight into a leasehold purchase having been referred to conveyancers by the high street agent to execute conveyancing in Welling. We are not happy. Can you you assist me in finding new solicitors?
A solicitor would have to be really bad in order to consider diss instructing them. Has your mortgage offer been generated? If so you need to advise them of the replacement solicitor and get the loan are re-issued. Your solicitor ideally needs to be on the lenders panel to avoid added costs and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool should assist you in finding a bank approved conveyancer for your conveyancing in Welling