I am expecting a mortgage with Lloyds. I intend to instruct a Licensed Conveyancer in Copse Hill. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Due to complete my purchase in Copse Hill next Monday. 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 lender. 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 conditions. These requirements are not limited to conveyancing in Copse Hill.
I am due to move property in August. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Copse Hill. Conveyancing solicitor was chosen before I stumbled across this site.
On the afternoon of completion you can collect the keys from your estate agent but this should only occur when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be released. After that you will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you find a conveyancing in Copse Hill or a legal practice with expertise in conveyancing in Copse Hill.
How can we know in advance if a Copse Hill conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Copse Hill obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Copse Hill solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Various internet forums that I have visited warn that are the number one reason for delay in Copse Hill house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Copse Hill.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Copse Hill is the location of the property. What do you suggest?
Flying freeholds in Copse Hill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Copse Hill you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Copse Hill may ascertain 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.