It is a dozen years since I bought my home in Shipley. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate the title deeds. Is this a problem?
You need not be too concerned. First the deeds may be with your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Shipley involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
Is it the case that all Shipley conveyancing solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
We had chosen conveyancing lawyers located in Shipley on the Lloyds solicitor panel. They are now charging me a separate amount for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. This fee is not set by Lloyds but by your Shipley solicitor. Some firms on the Lloyds panel will levy an ‘acting for lender’ fee and others do not.
I was told two weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Shipley is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
My relative suggested that if I am purchasing in Shipley I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Shipley conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Shipley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Shipley Education with maps and statistics, Local Amenities and other useful data about Shipley.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Shipley is the location of the property. Can you offer any guidance?
Flying freeholds in Shipley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shipley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shipley may ascertain 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 residence.
Is it possible to switch conveyancer as I have to instruct a firm on the Coventry Building Society conveyancing list. I was using a local conveyancing solicitor in Shipley five minutes from me but she is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Shipley on the Coventry Building Society panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shipley. In utilising search facility on this site, you can contrast costs for conveyancing solicitors in Shipley and throughout England and Wales.