All was ready to move into my new home in Winterton next Tuesday. My solicitor now wants me to supply her with proof of content and building insurance for the property 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?
Any lawyer 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 instructions. These obligations are not specific to conveyancing in Winterton.
I am assisting my step-mother sell her property in Winterton. Will the conveyancing solicitor arrange the energy performance certificate or it is for me to coordinate?
After the demise of HIPs, energy assessments became a compulsory element of moving house. An EPC needs to be to hand in advance of the property being placed on the market. This is not a task that solicitors ordinarily arrange. If you are instructing a Winterton conveyancing lawyer they may be able to arrange energy assessments given their relationships with long established Winterton providers
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Winterton. Do I collect the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Winterton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it correct that all Winterton CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Winterton 4 years ago no longer exist. What are my options?
As long as you have a registered title the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and secure current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I need to instruct a conveyancing solicitor for sale conveyancing in Winterton. I happened to chance upon a site which looks to be the ideal offering If it is possible to get all formalities done via email that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My wife and I purchased a leasehold house in Winterton. Conveyancing and Barclays mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Winterton who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Winterton conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 1 bedroom flat in Winterton, conveyancing having been completed in 2000. How much will my lease extension cost? Similar flats in Winterton with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2072
With 51 years left to run we estimate the premium for your lease extension to be between £30,400 and £35,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.