I am obtaining a mortgage offer from Halifax. I hope to retain the legal services of a Licensed Conveyancer in Bexhill On Sea. Does the Halifax Conveyancing panel include Licensed Conveyancers?

The Halifax 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 Bexhill On Sea next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?

All property lawyers on acting for lenders 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 requirements are not specific to conveyancing in Bexhill On Sea.

Can you point me to a directory of RBS panel solicitors in Bexhill On Sea on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable over the internet. If you are in need of a Bexhill On Sea solicitor on the RBS please use our tool.

The formalities of my purchase has taken place for my property in Bexhill On Sea. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bexhill On Sea bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Bexhill On Sea conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

As long as the property lawyer is on the bank approved list, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Bexhill On Sea.

Flooding is a growing risk for conveyancers dealing with homes in Bexhill On Sea. Some people will acquire a house in Bexhill On Sea, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Bexhill On Sea. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may commence a legal claim for losses as a result of such an misleading response. The purchaser’s solicitors may also order an environmental report. This should disclose whether there is a recorded flood risk. If so, additional investigations should be carried out.

In my capacity as executor for the estate of my grandmother I am selling a house in Newport but reside in Bexhill On Sea. My conveyancer (who is 250 kilometers from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Bexhill On Sea who can attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Bexhill On Sea