Perfect Title Policy Residential England & Wales

Transcription

1 Perfect Title Policy Residential England & Wales Policy Schedule Certificate Number: Property: Insured: Limit of indemnity: Property: Borrower: Mortgage Account no: Premium: Exclusions (in addition to Part 2): Policy Date: Loan Amount: Term of Mortgage: Intended Priority of Mortgage: IPT: Policy of Insurance The Insurer will indemnify the Insured from the Policy Date during the Period of Insurance against Insured Losses sustained by the Insured as a result of the items listed in What is Covered subject to the terms of this Policy including the General Conditions and excluding items listed in What is Not Covered. This Policy is a contract between the Insurer and the Insured and is conditional on payment of the Premium Part 1 - What is Covered During the Period of Insurance the Insured is covered for the following matters subject to the matters not covered in Part 2 and the other terms of this Policy: 1. The Title to the Property over which the Insured took the Mortgage belonging to someone other than the Borrower. 2. Any defect, loss or invalidity of any documents necessary for proving the Borrower s Title to the Property as a result of which the Borrower does not have Good And Marketable Title to the Page 1

2 Property. 3. Where any previous owner of the Property did not have the right to sell or dispose of the Property as a result of which the Borrower does not have Good And Marketable Title to the Property. 4. (i) Where the Title to the Property has been transferred by way of a gift or (ii)where a payment for the transfer of the Title to the Property has been made and that payment was at less than the open market value of the Property at the date of the transfer and in either case the transfer of the Property is set aside or an application has been made to court for it to be set aside under the provisions of Section and 421A of the Insolvency Act 1986, as amended by the Insolvency Act 1994 and Section 12 of the Insolvency Act Any right to possession arising from some superior title where all or part of the Property has possessory title. 6. An Adverse Entry that would have been identified in replies to the Searches if the Searches had been carried out or any failure to inform the Insured of an existing Adverse Entry in the Searches that have been carried out. 7. Where the Title to the Property is leasehold and the Borrower s lease is inconsistent with the freehold or any superior lease. 8. Where the Title to the Property is leasehold and before the date of the Mortgage either the rent under the Borrower s lease has not been paid or the conditions of the Borrower s lease have not been complied with including payment of service charges. 9. Where the Title to the Property is leasehold or the Title to the Property is commonhold and: 9.1 the lease or commonhold as applicable does not permit the use of the Property as a single family dwelling; 9.2 the requirements as may be revised from time to time of the Council of Mortgage Lenders relating to leasehold properties commonhold properties and or property management companies have not been met in full; 9.3 any right to possession arises from some superior title where all or part of the Property has good leasehold title; and/or 9.4 the landlord or management company for the Property is absent and it is therefore not possible to comply with the pre conditions to assignment contained within the Lease to the Property or the covenants for the payment of rent during the landlord s absence. Page 2

3 10. Where the Property does not have the necessary planning consents and building regulation approvals for use as a single family dwelling. This includes but is not limited to all such planning consents and building regulations approval for alterations to the Property prior to the Policy Date and includes FENSA certificates and applies whether they have been lost or were never obtained. 11. Where there is lack of necessary NHBC or equivalent documentation and at the date of Notification of the Claim under Part 1 C paragraph 3.2 of this Policy the Property is less than ten years old. 12. Where there is no documented pedestrian right of access to the Property or where the Property has a garage or hardstanding permitted for use by vehicles where there is no documented vehicular right of access to the Property. 13. Any restrictive covenant which prevents the Property being used as a single family dwelling. 14. Where there are: no or inadequately documented necessary rights of support and/or shelter for the Property or any part of the Property and/or no documented necessary rights of access for the purposes of repairing and maintaining any part of the Property no or inadequate obligations on neighbouring property owners to contribute to repairs or maintenance but only where in each case those rights already exist on the Policy Date and provided that where the Property forms the whole or part of a structure which shares one or more sides in common with an Adjoining Premises building then in respect of paragraph 14.2 of Part 2 of this Policy cover under this Policy is limited solely to the enforcement of the Insured s rights to enter onto any parts of Adjoining Premises for the purposes of repairing and maintaining the Property. 15. Where there are no legal easements or other rights for the passage of Utilities to the Property. 16. Where the Property or part of the Property extends on to adjoining land not owned by the Borrower. 17. Where the Property or part of the Property has been encroached upon by an adjoining owner s property. Page 3

4 18. Any legal charge or other financial encumbrance having a greater priority than the priority of the Insured s Mortgage specified at the Intended Priority of Mortgage on the Policy Schedule. 19. An error by the Land Registry in effecting registration of the Insured s Mortgage which results in the Insured s Mortgage not being registered with the priority stated at the Intended Priority of Mortgage on the Policy Schedule Overriding Interests affecting the Property as defined in Schedule 3 of the Land Registration Act 2002 or any superseding legislation. 21. An assignment or transfer of the Mortgage is unenforceable or invalid or has failed to vest Title to the Mortgage in the named assignee or transferee provided that the assignment or transfer has been properly executed and any fees charges taxes levies stamp duty or other costs due in connection with the assignment or transfer have been paid. 22. The failure of any External Conveyancer acting for the Insured in connection with the Mortgage to register the Mortgage at the Land Registry with the priority specified at the Intended Priority of Mortgage on the Policy Schedule or at all or otherwise to carry out or adhere in all material respects to the Insured s instructions in connection with the Mortgage whether due to negligence or fraud provided that the Insured s instructions in connection with the Mortgage meet the requirements of: the Underwriting Criteria; and where applicable the requirements as may be revised from time to time of The Council of Mortgage Lenders Handbook. 23. An act of forgery or fraud by the Borrower that adversely affects the Insured s rights under the Mortgage. 24. Where the Property was purchased by the Borrower from a Housing Association Local Authority or other public body under the Housing Act 1985 at a discount and a legal charge has been registered at the Land Registry to secure repayment of that discount for a fixed period of up to five years known as the Discount Period if the Insured makes a Mortgage advance to the Borrower during the Discount Period it will not be necessary for the Insured to obtain a Deed of Postponement in respect of that legal charge. 25..The invalidity or unenforceability of the Mortgage or the Insured s inability to perfect its security except Page 4

5 to the extent that those matters arise out of the Insured s failure to comply with statutory or regulatory obligations in respect of that transaction Part 2 - What is Not Covered? Matters which are excluded from cover under this Policy: 1. Changes in the use of the Property after the Policy Date. 2. Defects in the Title charges encumbrances adverse claims or other such matters affecting the Property that would fall within the Matters Covered in Part 1 of this Policy but which: 2.1. The Insured agreed to or allowed to happen before on or after the Policy Date; 2.2. The Insured knew about on the Policy Date and which the Insured did not tell Us about prior to the Policy Date; 2.3. are created or are attached to the Property after the Policy Date; and/or 2.4. would not have happened or been created had the Title or any interest in the Mortgage been acquired for value in good faith by the Insured. 3. Any statutory rights relating to precious metals coal petroleum and other substances which may be on or under the Property and any rights to use the Property for any purpose in connection with those substances including but without limitation extraction. 4. Any one or more of the following: 4.1. pollution or contamination of the Property or part of the Property; 4.2. the Property or any part of the Property being situated within a flood plain as determined by reference to the information from time to time published by the Environment Agency; 4.3. ionising radiation or any other contamination by radioactivity from any civilian or military nuclear source or any radioactive toxic explosive or other hazardous properties of any explosive nuclear assembly or nuclear component or any combustion of nuclear fuel; 4.4. the presence of radon gas on any part of the Property; or 4.5. electromagnetic fields or waves affecting any part of the Property. Page 5

6 5. Any defects in the Title charges encumbrances adverse claims or other such matters affecting the Property or any losses not directly attributable to any matter covered by this Policy. 6. Any physical damage to the Property. 7. Any defects in the Title charges encumbrances adverse claims or other such matters affecting the Property or any losses that would normally be covered by a householder s buildings insurance policy. 8. Cover under Part 1 clause 22 will be excluded if the Insured does not instruct an External Conveyancer to act on its behalf to complete the Mortgage. 9. In connection with houses in multiple occupation as defined in Part 2 of the Housing Act Any failure of the Property to meet the requirements for houses in multiple occupation set out in Part 2 of the Housing Act 2004 and any order or regulations made under the Housing Act 2004; 9.2. Any failure of any Person to obtain or renew any compulsory additional or other licence in connection with the Property required under Part 2 of the Housing Act 2004 and any order or regulations made under the Housing Act 2004; 9.3. Any failure of any Person to comply with the terms or conditions of any compulsory additional or other licence issued in connection with the Property and required for houses in multiple occupation under Part 2 of the Housing Act 2004 and any order or regulations made under the Housing Act Notwithstanding any other provision of this Policy We will not make any payment to the Insured under this Policy in connection with a Claim to the extent that the circumstances giving rise to a Claim were caused or contributed by the negligence of or other breach of the Insured s instructions by Internal Conveyancers. 11. Any matters specifically referred to in any Schedule of Exclusions on the Policy Schedule. If in any claims actions or proceedings under or in connection with this Policy We allege that any matter is excluded from cover under this Policy then the Insured will have the responsibility for proving that the matter referred to is not excluded from cover under this Policy. Page 6

7 Part 3 - General Conditions 1. Start and Length of the Policy 1.1. This Policy starts on the Policy Date and cover will continue until the earlier of the occurrence of one of the circumstances in clause 1.2 below or the end of the Term of the Mortgage Our obligation to pay the Insured under this Policy for Insured Losses will terminate automatically on the earlier of one of the following events: The Borrower repays the Mortgage together with all interest and costs required to be paid by the Insured under the Mortgage The Insured sells the Property under its power of sale in the Mortgage (unless this is after a Claim has been made and accepted by Us and We have given consent in writing). The Insured must tell Us within 30 days of this happening 1.3. Our obligation is to pay the Insured the Insured Losses amounting to the Limit of Indemnity plus any Interest and Expenses. We will not be obliged to pay either the Insured any further payments when We have paid the Insured the Limit of Indemnity 1.4. Although Our obligation to pay the Insured under this Policy for Insured Losses will end in accordance with clauses 1.1 and 1.2 above all the other rights and obligations of the parties under this Policy will continue in full force and effect 2. Compliance with Policy It is a condition precedent to Our liability under this Policy that the Insured strictly complies with all the terms of this Policy including the Underwriting Criteria otherwise We will not meet any Claim 3. Making a Claim 3.1. The Insured must submit a Notification to Us about any matter which may lead to a loss liability or Claim under this Policy within 45 days of it first coming to the Insured s attention 3.2. The Insured must submit the Claim with all necessary supporting documents in accordance with clause 3.4 of the General Conditions of the Policy within 90 days after the Insured have submitted a Notification to Us the Insured can do this by using Our secure online Claims Tracking system. The Insured s unique Log in details can be obtained by contacting our claims team on The Insured must provide Us when making a claim: The file maintained by the External Conveyancer who acted for the Insured in connection with the completion of the Mortgage The Insured s file relating to the completion of the Mortgage Any other information or documentation specified in the Claims Guidelines or otherwise as may be requested by Us Page 7

8 If the Insured does NOT do all the things required of it in this clause within 45 and then 90 days respectively then We may not pay any Claim the Insured make under this Policy 3.4. If We ask the Insured to help Us in making defending or settling an Action for any matter covered by this Policy then the Insured must at its own expense provide Us with copies of all documents accounts records and other things We ask for and the Insured must do anything We ask it to do in connection with the making defending or settling of an Action or any negotiations in connection with an Action. If We ask the Insured must also ask the External Conveyancer or intermediary or surveyor or anyone else to provide Us with information and assistance 3.5. We will not be precluded from using anything disclosed by the Insured for the purposes of defending or pursuing any Action or recovery by or against the Insured or any third party 3.6. We may take over and conduct in the name of the Insured the defence or settlement of any Action or prosecute in the Insured s name for Our own benefit any Action for any matter covered by this Policy. We may do this regardless of whether We have made any payment to the Insured under this Policy and We will have full discretion in the conduct of any such Action 3.7. The Insured must take all reasonable care to prevent any matters occurring which might give rise to a Claim and if a Claim is made then the Insured must not do or fail to do anything which will increase the amount of the Claim 3.8. If requested by Us at any time after Notification of a Claim the Insured will transfer or assign to Us its rights under the Mortgage 3.9. Although We may notify the Insured that We have accepted a Claim We reserve the right subsequently to reject a Claim where information is received which suggests that the Claim is not covered by this Policy 4. What the Insured MUST NOT do 4.1. If any Person makes a claim against the Insured that the Insured thinks is covered by this Policy the Insured must not make any admissions or pay any money to the Person making the claim. The Insured must not spend any money in connection with that claim before notifying Us in accordance with clauses 3.1 and 3.2 of the General Conditions of this Policy as We will not pay for this 5. Payments We will make under this Policy and Limit of Indemnity 5.1. When We have accepted the Insured s Claim under this Policy We will try to remedy the Insured Title Defect within Our Remedy Period. If we do so We will have no liability to make any payment to the Insured under this Policy in relation to that Insured Title Defect 5.2. Once We have remedied the Insured Title Defect if appropriate We will apply to the Land Registry for any appropriate registrations or removals of entries and provided that the application for such registrations or removals has been lodged with the Land Registry within Our Remedy Period then We will have fulfilled the requirement of clause 5.1 Page 8

9 5.3. When the Insured makes a Claim under clause 17 or 18 of Part 1 We will deal with the Claim as follows: We will pay for the Borrower or the Insured to have a survey of the boundaries carried out provided that We approve the surveyor before the Borrower or the Insured instruct him If the survey concludes that the encroachment affects the Market Value of the Property by less than 2% We will make a payment of 5,000 or at our discretion We will issue a legal indemnity policy issued by titlsolv.com to a purchaser of the Property from the Borrower or the Insured. When We have done this our liability under clauses 17 and 18 of Part 1 will have been fully discharged and no further Claims under these clauses can be made If the survey concludes that there is a significant encroachment that affects the Market Value of the Property by more than 2% We will deal with the Claim in accordance with clause 5.4 below 5.4. In the case of a Claim under the remaining clauses of Part 1 apart from a claim under clause 25 of Part 1 if We are unable to remedy the Insured Title Defect within Our Remedy Period in accordance with clause 5.1 and provided that the Insured has complied with all its obligations under this Policy We will pay to the Insured the following amounts: any Insured Losses subject to a maximum of the Limit of Indemnity; Interest; and any Expenses for Claims under clause 25 of Part 1 We will pay the lesser of the amount of the discount that the Insured is required to repay to in respect of the legal charge securing the Housing Act discount and any shortfall between the sale proceeds of the Property and the amount of the Loan. The calculation of the amount outstanding on the Loan will exclude Expenses (as defined in the Policy) penalty interest and internal administration fees and costs of sale added to the Loan. The calculation shall be adjusted to reflect any sale that has not taken place at full market value which results in loss. The Policy will not cover any loss incurred due to a falling property market 5.5. Notwithstanding any other provision of this Policy We will not pay: penalty interest; internal administration fees added to the Mortgage; or any amount under clause 5.2 and 5.3 above if the Insured has not given Us all the information documentation and assistance the Insured is required to give under this Policy 5.6. If We wish We can continue to make defend or settle any Action in the name of the Insured against any Person after We have paid a Claim to the Insured and We can conduct and settle those proceedings or negotiations in such manner as We think fit. If We chose to do this We can require the Insured to continue to help Us in the same way as under clause 3.3 above Page 9

10 5.7. After We have made a payment to the Insured under this Policy if We are able to recover any money from any third party We can keep this money. We will repay to the Insured any amount received in excess of the sums incurred by Us in connection with the Claim. If the Insured receive from any other Person any payment in respect of the same matter the Insured must immediately pay to Us the sum received from that other Person 5.8. If the Insured does or fails to do anything which may adversely affect the right to recover any sum from any Person for any matter covered by this Policy We may deduct from any payment otherwise due to the Insured under this Policy the amount by which the value of the right is reduced or We may recover that amount from the Insured if We have previously made a payment in respect of that matter 5.9. Any payments We make to the Insured under this Policy will reduce the Limit of Indemnity by an equivalent amount If the Insured has another policy of insurance that provides cover for the Insured Title Defect We will require the Insured to make a claim under that policy before the Insured make a claim under this Policy If the terms of the Mortgage allow and We ask the Insured will add to the amount of the Loan all third party costs expenses and liabilities We incur in connection with Claims and Actions The Insured will reimburse Us promptly from the redemption monies for the Loan or the proceeds of any sale of the Property those costs expenses and liabilities added to the Loan If We pay to the Insured the full Limit of Indemnity plus Interest and Expenses the Insured will take all steps necessary to protect Our rights arising in connection with this Policy including (but without limitation) to continue to service the Mortgage as if it still belonged to the Insured and account to Us on a quarterly basis for all sums received If the Insured holds any sums for Our benefit under or in connection with this Policy then it will: hold these sums on trust for Us; and pay those sums to Us promptly on receipt of those sums by the Insured or by any other Person on its behalf This Policy does not cover further advances made after the Policy Date In accordance with clause 9 below the extent of Our liability under this Policy is as stated herein We shall not be liable to the Insured for any losses damages costs expenses or other liabilities incurred by the Insured in connection with a breach of this Policy or Our negligence If the Insured makes a Claim that is in any way fraudulent or any information that the Insured or anyone acting on its behalf submits in support of the Claim is fraudulent all benefits under the Policy in respect of that Claim will be forfeited The interest of the Insured will not be prejudiced by any act omission or default of any other party unless such party acted on behalf of or with the consent of the Insured Page 10

11 6. Sanctions Clause. Notwithstanding anything to the contrary in the Policy the following shall apply: 6.1. If, by virtue of any law or regulation which is applicable to the Insurer at the inception of this Policy or becomes applicable at any time thereafter, providing coverage to the Insured is or would be unlawful because it breaches an embargo or sanction, the Insurer shall provide no coverage or benefit and have no liability whatsoever nor provide any defence to the Insured or make any payment of defence costs or provide any form of security on behalf of the Insured, to the extent that it would be in breach of such law or regulation 6.2. In circumstances where it is lawful for the Insurer to provide coverage under the Policy, but the payment of a valid and otherwise collectable claim may breach an embargo or sanction, then the Insurer will take all reasonable measures to obtain the necessary authorisation to make such payment 6.3. In the event of any law or regulation becoming applicable during the Policy period which will restrict the ability of the Insurer to provide coverage as specified in paragraph 6.1 then both the Insured and the Insurer shall have the right to cancel its participation on this Policy in accordance with the laws and regulations applicable to the Policy provided that in respect of cancellation by the Insurer a minimum of 30 days notice in writing be given. In the event of cancellation by either the Insured or the Insurer, the Insurer shall retain the pro rata proportion of the premium for the period that the Policy has been in force. However, in the event that the incurred claims at the effective date of cancellation exceed the earned or pro rata premium (as applicable) due to the Insurer, and in the absence of a more specific provision in the Policy relating to the return of premium, any return premium shall be subject to mutual agreement. Notice of cancellation by the Insurer shall be effective even though the Insurer makes no payment or tender of return premium 7. Dispute Resolution 7.1. All disputes or differences which at any time arise between the parties concerning this Policy or its construction or effect or the rights duties or liabilities of the parties under this Policy or any matter connected to the subject matter of this Policy will: first be resolved in accordance with the Complaints Procedure in clause 15 below; and to the extent no resolution can be reached under the Complaints Procedure in clause 15 below the dispute will be referred to a single arbitrator to be agreed on by the parties or in default of agreement to be nominated by the President for the time being of the Chartered Institute of Arbitrators in accordance with the Arbitration Act 1996 or any superseding legislation 7.2. If for any reason any part of this Policy is invalid or unenforceable then the remainder of this Policy will continue in full force and effect 7.3. This Policy shall be governed by the laws of England & Wales and the parties agree to submit to the exclusive jurisdiction of the courts of England & Wales Page 11

12 8. Communications 8.1. Any notice consent or communication required or permitted under this Policy will be in writing and will be sent by first class post hand delivery or Subject to clause 8.3 below any notice consent or communication shall be deemed to be received: If sent by first class registered post - 48 hours from the time of posting to the relevant Person; If sent by hand delivery - at the time of actual delivery; or If sent by hours after the time of sending 8.3. In proving service by post it will be sufficient (unless any relevant part of the postal service is affected by industrial action) to prove that the envelope containing the notice consent or communication was properly stamped and posted to Us In proving service by it will be sufficient to prove that it was properly addressed and sent to Us and that an acknowledgement of receipt was issued by the recipient 9. Entire Agreement 9.1. This Policy will constitute the entire agreement and understanding between the parties with respect to all matters referred to in it 9.2. The Insured acknowledges and agrees that in entering into this Policy the Insured does not rely on and will have no remedy in respect of any statement representation warranty term condition or understanding whether negligently or innocently made and whether express or implied of any Person whether a party to this Policy or not other than as may be expressly set out in this Policy 10. Assignment This Policy will be binding on the successors and assignees of Us and the Insured subject to the Insured or Us giving notice in writing to the other within 14 days of completion of the assignment We reserve the right to charge an administration fee for notices of assignment 11. Waiver No delay or failure on Our part in enforcing any provision in this Policy shall be deemed to be a waiver or create a precedent or in any way prejudice Our rights under this Policy The rights and remedies provided in this Policy are cumulative and are additional to any rights or remedies provided by law Page 12

13 12. Variation No variation to this Policy shall be effective unless made in writing and signed by or on behalf of the parties 13. Claims and Underwriting Exchange Register Insurers pass information to the Claims and Underwriting Exchange Register run by Insurance Database Services Limited (IDS Ltd). The aim is to help Us check information provided and also to prevent fraudulent claims. When We deal with a request for insurance We may search the register. When the Insured tells Us about an incident which may or may not give rise to a Claim We will pass information relating to it to the register The Insured can ask Us for more information about this The Insured should show this notice to anyone who has an interest under this Policy 14. Data Protection The Insured will comply with its obligations under the Data Protection Act 1998 when providing any personal data to Us in connection with this Policy We may use any personal data the Insured provides to Us for any purposes in connection with the entering into and administration of this Policy and for exercising Our rights under this Policy and We may transfer this personal data to Our agents and advisers who may use this personal data for those purposes on Our behalf. We may send data in confidence for secure processing to other companies in the Hannover Re Group (or companies acting on our instructions) including those located outside the European Economic Area 15. Complaints Procedure We believe the Insured has the right to a fair, swift and courteous service at all times. Should the Insured have any questions or concerns about the Policy or the handling of a Claim please contact Titlesolv on the number below. We will deal with the Insured s query promptly and provide a response as quickly as possible; ordinarily most queries or concerns are able to be dealt with over the phone: However, if We are not able to deal with the Insured s queries or concerns within 24 hours of the Insured s call, We will acknowledge the Insured s complaint in writing within five working days. Alternatively if the Insured would like to put its complaint in writing please address this to: Titlesolv 10 Fenchurch Street London EC3M 3BE Copies of Our complaints procedures are also available from this address. We will endeavour to send a final response to the Insured within eight weeks of receipt of the complaint. If We are unable to provide the Insured with a final response within this time frame, We will write to the Insured explaining the delay and advise the Insured when the Insured can expect a final response. Page 13

14 If We are unable to resolve the Insured s complaint to its satisfaction within eight weeks or if the Insured remains dissatisfied following receipt of Our final response letter the Insured can ask the FOS to formally review the Insured's case. The Insured must contact the FOS within six months of Our final response. The FOS contact details are as follows: Financial Ombudsman Service South Quay Plaza 183 Marsh Wall London E14 9SR The Insured can telephone on or complaint.info@financialombudsman.org.uk This is a free and impartial service and will not affect the Insured's legal rights The FOS can help with most complaints if the Insured are: a private individual a "micro-enterprise" "Micro-enterprises" (an EU term covering smaller businesses) can bring complaints to the ombudsman as long as they have an annual turnover of less than two million euros and fewer than ten employees If the Insured is unsure whether the FOS will look at the Insured s complaint please contact them directly for further information The Insured is entitled to contact the FOS at any stage of the Insured s complaint The Financial Services Compensation Scheme (FSCS) We are covered by the Financial Services Compensation Scheme (FSCS). The Insured may be entitled to compensation should We be unable to meet Our obligations. Further information is available on or the Insured may contact the FSCS on Page 14

15 Part 4 Definitions Throughout this Policy certain words and expressions are printed in bold type and they have the meanings set out below:- We, Our, Us The Underwriter acting through its authorised agent Titlesolv, which is a trading name of London & European Title Insurance Services Limited (a limited company registered in England & Wales with no ) registered office 10 Fenchurch Street London EC3M 3BE. London & European Title Insurance Services Limited is authorised and regulated by the All written communication should be sent to this address unless the Policy states otherwise The Insured The Person shown against the Insured on the Policy Schedule. Action Any action claim proceedings or other right capable of being pursued against any third party by the Insured or Us in connection with the circumstances giving rise to a Claim Adjoining Premises The entirely residential premises forming the remainder of the building and communal areas that the Property is situated in (including paths, car parks, drives and gardens) excluding the Property itself or where the Property forms the whole or part of a structure which shares one or more sides in common with an adjoining building Adverse Entry A matter that would be disclosed by or any inaccuracy or omission in the Searches and which reduces the Market Value of the Property. Borrower The Person to whom the Insured has advanced a loan intended to be secured by a Mortgage on the Property Claim(s) A claim by the Insured under this Policy relating to any matter covered or which the Insured believes to be covered by Part 1 of this Policy Page 15

16 Claims Guidelines The Claims Guidelines attached to but not forming part of this Policy and such other additional or replacement guidelines as maybe issued by Us from time to time. Expenses Amounts that are paid by the Insured: a) to other Persons in order to pursue defend or settle an Action after the related Claim has been accepted by Us provided that these amounts are approved by Us in writing; and b) for claims under clause 21 of Part 1 by the Insured to External Solicitors and/or (where applicable) to the Land Registry in order to effect the following transfers relating to the Mortgage where required as a result of the Insured Title Defects: (i) (ii) transfer of the beneficial interest in a Mortgage to the Insured from a Person to whom that beneficial interest was previously transferred by the Insured as part of a securitisation; and transfer of the legal ownership of the Mortgage to the Insured from a Person to whom legal ownership was previously transferred by the Insured as part of a whole loan sale and the registration of that transfer on the Title to the Property at the Land Registry in each case these amounts do not include in-house costs or expenses incurred by the Insured including any payment to any subsidiary associated or otherwise connected entity of the Insured whether incorporated or otherwise External Conveyancer A firm of solicitors or Licensed Conveyancers having two or more partners or if the firm is a Limited Liability Partnership having two or more officers or if the firm is a limited liability company having two or more directors who acts for the Insured in connection with the Insured s Mortgage of the Property. This definition does not include solicitors legal executives para-legals conveyancers locums or other such individuals employed by the Insured Good And Marketable Title Title to the Property being free of any restrictions covenants easements charges or encumbrances or other adverse matters which at the Policy Date might reasonably be expected to reduce the value of the Property or its future marketability Page 16

17 Insured Losses The outstanding principal balance of the Loan excluding Interest. The outstanding principal balance of the Loan for this purpose will include all amounts the Insured added to the Loan prior to the Policy Date in accordance with its entitlement under the terms of the Mortgage provided that the aggregate insured losses shall not exceed the open market value of the Property at the time the Loan monies were advanced such open market value not to take into account the existence at that date of the Insured Title Defect Insured Title Defect(s) Defects in the Title and any charges encumbrances adverse claims or other such matters affecting the Property: a) that would fall within the Matters Covered in Part 1 of this Policy; and b) which do not fall within Matters Excluded From Cover in Part 2 of this Policy that have been notified during the Policy Period by the Insured in accordance with clauses 3.1 and 3.2 of the General Conditions of this Policy and to the extent these have been accepted by Us under this Policy Internal Conveyancers Solicitors legal executives para-legals conveyancers lawyers locums or other such individuals employed or individually retained by the Insured (whether directly or through an agency) Interest Any interest which has accrued under the Mortgage but which remains unpaid from the effective date of the Mortgage to the date of payment by Us of the sums referred to in clause 5.3 of the General Conditions of this Policy Limit of Indemnity The amount stated in the Policy Schedule as may be reduced in accordance with clause 5.8 of the General Conditions of this Policy. This is the total amount of money that the Insured is insured for under this Policy and the maximum amount (excluding Interest and Expenses) that We may pay for a Claim Loan The loan made by the Insured to the Borrower and secured by the Mortgage as shown in the Policy Schedule Page 17

18 Market Value The value at which the Property could be sold on the open market as determined by a valuation carried out by a surveyor who is a member of the Royal Institution of Chartered Surveyors Mortgage The security for the Loan intended to be secured by way of legal charge over the Property specified in the Policy Schedule Notification A notice to Us by the Insured under this Policy relating to any matter covered or which the Insured believe to be covered by Part 1 of this Policy that may result in a Claim Our Remedy Period The period of six months from the date We confirm in writing that We have accepted the Claim Period of Insurance The period from the Policy Date to the cancellation or other termination of this Policy Person Any person firm company association partnership limited liability partnership government state or agency of a state Policy This policy for the provision of title insurance the Policy Schedule, any substituted schedule and any endorsement, which shall be read as one Policy Policy Date The date stated as such in the Policy Schedule being the date for the start of this Policy Policy Schedule The document called the Policy Schedule attached to and which forms part of this Policy Page 18

19 Premium The premium required to be paid by the Insured and specified in the Policy Schedule Property The land and buildings situated at the address shown against the property in the Policy Schedule used as a single family dwelling Searches Any one or more of the following searches in respect of the Property: Local Land Charges Search being a standard form search of the local land charges register of the Local Authority Part I Enquiries of Local Authority being a standard form request for replies to Enquiries of Part I of Enquiries to Local Authority Con29 (1994) (REVISED APRIL 2000) as the same may be amended from time to time Part II Optional Enquiries of Local Authority being a standard form request for replies to Optional Enquiries of Part II of Enquiries to Local Authority Con29 (1994) (REVISED APRIL 2000) as the same may be amended from time to time; Additional Enquiries being such specific additional written enquiries raised of the Local Authority in which the Property is situated which are not covered by any of the three immediately preceding searches; Drainage Search being a standard form search of the appropriate body supplying water and drainage services to the Property; Mining Search being a search made to the relevant statutory body concerning the Property and relating to coal metals brine clay limestone or other mineral extraction or mining activity; Commons Registration Search being a standard form search of the Registers of Common Land and Town and Village Greens; and Index Map Search being a standard form Land Registry search of entries pending against the Title Page 19

20 and all other similar searches relating to the Property that would have been carried out by a prudent solicitor acting for the Insured in connection with the granting of a mortgage in the location in which the Property is situated Title All rights (whether or not recorded in writing) and the legal documents by which a Person owns the Property. Titlesolv Titlesolv is a trading name of London & European Title Insurance Services Ltd registered office 1o Fenchurch Street London EC3M 3BE authorised and regulated by the Underwriter International Insurance Company of Hannover SE UK Branch, Branch Office. Registered Office Roderbruchstraße 26, Hannover, Germany. Registered in Germany Registration Number is: HRB Authorised by Bundesanstalt für Finanzdienstleistungsaufsicht, and authorised and subject to limited regulation by the Details about the extent of authorisation and regulation by the Financial Conduct Authority are available on request. Member of the Hannover Re Group. Underwriting Criteria The criteria set out in Part 5 of this Policy which must be complied with by the Insured as a pre-condition to the provision of cover under this Policy Utilities Gas water sewerage and/or electricity required by the Property on the Policy Date In addition to these definitions: a) any reference to any legislation or legislative provision shall be construed as a reference to that legislation or provision as amended re-enacted or extended at the relevant time; b) any reference to the masculine gender shall include the feminine and neuter and vice versa; and c) any reference to the singular shall include the plural and vice versa Page 20

21 Part 5 Underwriting Criteria Part 5 Underwriting Criteria In accordance with Part 1C clause 2.1 of this Contract these are the steps that the Insured is required to complete before the Policy Date. A Title checks These checks can be carried out by the Insured or delegated to an External Conveyancer acting for the Insured. If they are carried out by the External Conveyancer the Insured must obtain written confirmation from the External Conveyancer confirming that he has carried out these title checks. 1. Name check Check to be carried out Remortgages - check that the name of the Borrower as shown on the Land Register or if unregistered on the title deeds of the Property is exactly the same as stated on the letter offering the Loan. Purchases check that the name of the seller of the Property is the exactly the same as shown on the Land Register or if unregistered on the title deeds of the Property. Tick to confirm 2. Address check Check to be carried out Check that the address of the Property as shown on the Land Register or if unregistered on the title deeds of the Property is exactly the same as stated on the letter offering the Loan. Tick to confirm 3. Register check Check to be carried out Registered title. Obtain up to date official copies of the Land Register of the Property (NB if the Property comprises more than one title official copies of all titles must be obtained). Tick to confirm Check the title for any Charges, Cautions, Restrictions, Notices, Inhibitions or other matters registered against the title that will prevent Page 21

22 registration of the Mortgage with the intended priority. If there are any Cautions, Restrictions, Notices, Inhibitions etc. make sure they will be satisfied and/or removed on or before completion of the Mortgage. For registered charges: get an up to date redemption statement for each charge that is to be redeemed and make sure that the Insured is are lending enough money to fully repay all registered charges. For registered charges that are to remain make sure either:- (a) The Insured has consent to registration of the charge as a second charge, or (b) The Insured has an executed deed of postponement Unregistered Title Check the title deeds to see whether there is a mortgage on the Property. If there is get an up to date redemption statement for each mortgage and make sure that the Insured is are lending enough money to fully repay all mortgages. Carry out a search of the Land Registry to check if there is no caution against first registration of title or other matter registered in respect of the Property. On completion the Insured will need to make an application to the Land Registry for first registration of title. The Insured must make sure that it has sufficient evidence of title to make this application. 4. Land Registry/ Land Charges searches Check to be carried out Registered title Carry out a Land Registry Priority search Check search against official copies & confirm no new entries since the date of the official copies If there are new entries make sure they will be satisfied and/or removed on or before completion of the Mortgage Unregistered title Carry out an official search of the Land Charges Register Check that the search does not disclose any entries will prevent compulsory first registration of the Borrower s ownership and the Mortgage being registered with the intended priority on first registration. Tick to confirm 5. Bankruptcy search Page 22

23 Check to be carried out Carry out a Land Charges bankruptcy search against the Borrower, which must be clear. If the Property is being purchased by the Borrower at less than full market value or is being gifted to the Borrower carry out a Bankruptcy search against the seller or donee, which must be clear or if the seller or donee is a company carry out a full company search, which must be clear. Tick to confirm 6. Non owning occupiers Check to be carried out Ask Borrower if there are any non-owning occupiers over the age of 17 living in the Property. Tick to confirm Obtain a correctly executed waiver for each non owning occupier in the form of a deed that postpones any and all interest that the occupier may have in the Property to the Insured s interest in the Property.. 7. Buy to Let Mortgages If the Loan is to be secured on a Property that is not occupied by the Borrower but is let to a tenant it is not necessary for the tenancy agreement to be checked provided that Check to be carried out The offer of Loan to the Borrower states that the tenancy must be an Assured Shorthold Tenancy, The annual rent under the tenancy agreement is less than 100,000 If the annual rent is above 100,000 the offer of Loan to the Borrower must state that the tenancy agreement must be on the same terms as an Assured Shorthold tenancy. Tick to confirm 8. Signed Mortgage Deed Check to be carried out On completion check that the Insured has a correctly executed Mortgage Deed. Check the signature against the signature on the checked ID. Tick to confirm 9. Registration Check to be carried out Submit the correct application to register the Mortgage at the Land Registry within the priority period on the search. If the Borrower is a company first register the Mortgage with Companies House within the required registration period. Tick to confirm Page 23

24 If the priority period will expire before you must submit the application to the Land Registry renew the search prior to expiry. B Identity Verification 1. Our preferred method of ID verification is electronic (EID) but where this is not possible the Insured can verify ID by documents or the Insured can use a combination of both in order to provide sufficient evidence. The purpose of ID verification is for the Insured to have sufficient evidence to satisfy itself that the person who the Insured has identified as the Borrower is the person he claims to be. Please note that in this section all references to the Borrower also apply to a director of a limited company who executes the Mortgage deed. 2. EID verification a. The Insured must use a search provider who is registered with the Information Commissioner s Office to store personal data b. The Insured s search must compare the current and previous circumstances and information about the Borrower at least over the last three years. c. The Insured s search must be a full transparent and understandable record of the identity checks undertaken the results of each search and what the checks mean in terms of how much certainty they give as to the identity of the Borrower. d. The Insured s EID search must be a pass. 3. Databases to be searched Database Comments Tick to confirm Electoral roll CIFAS or SIRA fraud database Halo deceased database Telephone database Court & Insolvency databases Senior political figures HM Treasury sanctions Passport Algorithm of passport number to be checked 4. Paper Based ID verification The Insured must obtain the full name, current address and date of birth of the Borrower and satisfactory evidence that confirms the identity of the Borrower and that the Borrower is the owner of the Property by obtaining: Page 24

25 A. One piece of evidence verifying the full name and either current address or date of birth of the Borrower from the following list Primary Document to be obtained in Comments Tick to confirm all cases Valid UK passport Algorithm to be checked If the Borrower does not have a passport:- Valid photocard UK driving licence with counterpart Official document issued by a UK Government department not more than 6 months old: Evidencing entitlement to state funded benefit with NI number Notice of Tax coding or Tax assessment and B. A second additional piece of evidence verifying the full name and current address of the Borrower and from the following list:- Secondary document to be obtained Comments Tick to confirm in addition to the above: Council tax demand or statement Not more than 6 months old. Bank statement or credit card statement from UK regulated firm Not more than 3 months old and not printed from the internet Utility bill Must be the most recent and less than 3 months old. Photocard driving licence Must not have been used as primary document. Page 25