I am being advised by my lawyer that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bickley?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.
We are getting a further advance on our mortgage from UBS as we wish to carry out improvements to our home in Bickley. Are we obliged to choose a bricks and mortar Bickley solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
We expect to receive a AIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Bickley solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Bickley solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I need some expedited conveyancing in Bickley as I am faced with an ultimatum to sign on the dotted line inside one month. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not obtaining a home loan you are at liberty not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Bickley the following are examples of what can show up and adversely impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
The deeds to my property are lost. The conveyancers who handled the conveyancing in Bickley 5 years ago have long since closed. What are my options?
As long as the title is registered the information relating to your proprietorship will be held by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your property and secure current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I am 17 days into a residential purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Bickley. I am am very dissatisfied with the level of service. Can you help me find new lawyers?
They would need to be really poor to suggest changing them. Has the loan offer been issued? If so you will need to advise them of the replacement lawyer and have the offer are re-sent. The solicitor ideally needs to be on the banks approved list to avoid added fees and delays. That should be your starting point. Our search tool should help you find a lender approved solicitor for your conveyancing in Bickley
I pay a service charge for my property in Bickley. Due to redundancy and other issues I fell into arrears with payments. The managing agents agreed a clearance plan but there remains in the region of £3000 outstanding at the current time.
I want to sell and I am nervous that this could hold me back if I have to discharge the arrears first. Do I have to settle before - is this viable?
Your lawyer will hopefully be able to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement out of the sale proceeds. This is indicative of why it is advisable to use a lawyer in Bickley as they may well have a strong line of communication with the management company.