I am hoping to receive a mortgage offer from Halifax. I hope to instruct a Licensed Conveyancer in Arnold. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is a dozen years since I bought my home in Arnold. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could be archived with the solicitor who acted in your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Arnold involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
I have been recommended a conveyancing solicitor in Arnold. I need to find out whether they are on the Birmingham Midshires conveyancing panel. Could you or the lender confirm if they are on the panel?
You should e-mail your lawyer and enquire if they are on the lender panel. Alternatively you should call Birmingham Midshires who may be able to confirm.
This question may be naive but I am new to the process as FTB of a two bedroom flat in Arnold. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Arnold?
On the day of completion you will not be required to attend the conveyancers office in Arnold. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Arnold bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Arnold conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the lender panel, she or he must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Coventry BS have agreed my mortgage in principle, my bid on a flat in Arnold has been accepted, what are the next steps?
The property agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the lender’s approved list). Call up Coventry BS or the broker and complete any outstanding documentation. Coventry BS will appoint a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Coventry BS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Arnold.
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Arnold for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make 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 Arnold conveyancing specialists.
As co-executor for the estate of my aunt I am disposing of a house in Monmouth but reside in Arnold. My solicitor (who is 235 kilometers from meneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Arnold to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Arnold