I am hoping to receive a mortgage offer from Halifax. My intention is to instruct a Licensed Conveyancer in Keelby. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Forgive me if this question is silly but I am new to the house moving as FTB of a ground floor flat in Keelby. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Keelby?
On the day of completion you do not need to attend the conveyancers office in Keelby. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Are all Keelby Conveyancing Quality Solicitors on the Principality conveyancing list of approved firms?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I had a mortgage agreed in principle with Clydesdale. Keelby conveyancing practitioners have been instructed. How long does it take for Clydesdale to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Clydesdale completed the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
A colleague recommended that where I am purchasing in Keelby I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Keelby conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Keelby around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Keelby Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Keelby Education with maps and statistics, Local Amenities and other useful information regarding Keelby.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Keelby is the location of the property. Can you offer any assistance?
Flying freeholds in Keelby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Keelby you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Keelby may determine 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.
Should one as executor remove a departed person's details from the title register for a property in Keelby?
Where a Keelby property is jointly owned and one of the owners dies, their name will not immediately be removed from the title deeds. It is not necessary to amend the title as in the event of a sale your lawyer would simply be asked to evidence why the joint owner is missing from the contract, such as the probate documents.
With a view to making the sale conveyancing simpler in the future you may apply to have the deceased party removed from the title by applying to HMLR with evidence of the death. There is no land registry fee payable.