My fiance and I are hoping to purchase a property in Liphook and are in fact using a Liphook conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this afternoon contacted us to advise us that there is now an issue as our Liphook conveyancer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Liphook solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Me and my partner are acquiring our first house. The conveyancer has messagedto check if we wish to order supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Liphook
The extent of Liphook conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall approach to risk. What is important is that you adequately understand what information each search could provide. Then you can make a decision if you personally think you need that information. If in doubt, ask the solicitor to explain.
A colleague suggested that if I am purchasing in Liphook I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Liphook conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Liphook around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Liphook.
In my capacity as executor for the estate of my father I am selling a house in Swansea but I am based in Liphook. My solicitor (based 300 kilometers awayrequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Liphook who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Liphook based
I purchased a flat in Liphook last 15/5/2018 and to date it is still not recorded with the Land Registry. It was part of a development site and my solicitor told me that it may take one year to register. I have contacted HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your property lawyer that you must turn to here in order to satisfy any questions which have been raised as part of the registration formalities for your Liphook property. Normal Liphook conveyancing practice includes an undertaking on the part of the seller's lawyer that they will assist in resolving any registration raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.