I am hoping to complete my purchase in Hawarden next Tuesday. My lawyer now wants me to supply her with evidence of content and building insurance for the property 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 requirements. These obligations are not specific to conveyancing in Hawarden.
In reviewing online forums for a conveyancing solicitor in Hawarden, many say that I must look for a CQS kitemarked lawyer. What is CQS?
Hawarden Conveyancing Quality Scheme law firms have achieved accreditation by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS enables home movers to identify solicitor firms that provide a quality residential conveyancing. Hawarden is one of the many areas in England and Wales in which accredited firms have a presence. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
I have justdiscovered that Stirling Law have closed. They conducted my conveyancing in Hawarden for a purchase of a leasehold flat 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hawarden conveyancing specialists.
I have been advised by numerous property agents in Hawarden to find a solicitor using your seach tool. What’s the financial upside for Estate Agents to offer your site over alternative conveyancing organisations?
We don’t give any referral fee for sending work our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are novice buyers - had an offer accepted, yet the estate agent told us that the seller will only issue a contract if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Hawarden
It is improbable the vendors are driving this. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Hawarden conveyancing firm - as opposed tothose that will give the estate agent a kickback or achieve conveyancing figures set by head office.