It is is a decade since I acquired my home in Byfleet. Conveyancing lawyers have just been appointed on the sale but I am unable to find my title deeds. Is this a problem?

Don’t worry too much. First the deeds may be kept by your lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Byfleet involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is resolvable.

Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in Byfleet is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for HSBC Bank thus paying £187.00 plus VAT in supplemental conveyancing costs.

Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Byfleet’ or your location and you will discover numerous solicitors located in Byfleet or nearest you.

We are downsizing from our house in Byfleet and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Byfleet conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Byfleet. We have lived in Byfleet for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

What makes your site different to alternative online quote calculators for conveyancing in Byfleet?

At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Byfleet. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm paying the most kickback, as opposed to the best value conveyancing in Byfleet

I am an executor of my recently deceased mum’s Will, with a house in Byfleet which is to be sold. The house has never been registered at the Land Registry and I'm told that some buyers solicitors will insist that it is in place before they'll proceed. What's the procedure for this?

In the situation that you have set out 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. The Land Registry’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.