I have just been advised by my estate agent that my Carisbrooke the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
Your first step should be to call your Carisbrooke lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Carisbrooke conveyancing firm that is on the conveyancing panel for your lender.
All was ready to complete my purchase in Carisbrooke next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?
All property lawyers 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 Part 2 instructions. These obligations are not limited to conveyancing in Carisbrooke.
It is 10 years ago since I purchased my house in Carisbrooke. Conveyancing solicitors have just been retained on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be retained by the lender or they may be archived with the conveyancers who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Carisbrooke relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Carisbrooke is the location of the property. What do you suggest?
Flying freeholds in Carisbrooke are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Carisbrooke you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Carisbrooke 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 premises.
Is it best to go with a Carisbrooke conveyancing lawyer based in the vicinity that I am buying? I have an old university friend who can handle the conveyancing however her office is over three hundred kilometers drive away.
The benefit of a local Carisbrooke conveyancing practice is that you can drop in to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must trump using an unknown Carisbrooke conveyancing solicitor just because they are based in the area.