I am obtaining a offer of a home loan from Halifax. I hope to use a Licensed Conveyancer in Stone. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is 10 years ago since I acquired my house in Stone. Conveyancing solicitors have now been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be retained by your lender or they could still be with the solicitor who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Stone involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
My colleague recommended that where I am buying in Stone I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Stone conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Stone around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stone Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Stone.
My husband and I are first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only issue a contract if we use the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Stone
We suspect that the owner is unaware of this ultimatum. Should the seller desire ‘a quick sale', turning down a genuine buyer is counter productive. Contact the sellers directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Stone conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a commission or achieve conveyancing thresholds set by corporate headquarters.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Stone which is to be marketed. The house has never been registered at HMLR and I'm told that many buyers solicitors will insist that it is completed before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.