I am need of leasehold conveyancing for an apartment in a fairly new development (seven years built) in Longfield. Almost all the appartments have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Longfield?
You are putting yourself at risk in refusing to carrying out Longfield conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your solicitor conducts them. Where timings and driving down costs are primary issues you should discuss with your lawyer about the option of search insurance
In scouring mumsnet.com for a conveyancing solicitor in Longfield, most comment that I must use a CQS assured solicitor. Can you explain what CQS is?
Longfield Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) CQS was established to establish evidence of quality standards in the home legal process. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Longfield is one of the many areas in England and Wales in which accredited firms have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
I moved into my flat on 2 May and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Longfield said it will be formalised in less than a month. Are properties in Longfield particularly slow to register?
There is nothing unique about conveyancing in Longfield registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry need to notify any third persons or bodies. At present roughly 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Registration is effected after the new owner is living at the property therefore 'speed' is not always primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Should I be suspicious that third parties that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Longfield conveyancing company?
As with many professional services, often input from connections can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies may recommend conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. However, bear in mind that the majority of banks specify a panel list of solicitors you must use for the mortgage related work in your house move.
My husband and I are FTB’s - agreed a price, yet the agent told us that the owners will only proceed if we appoint their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Longfield
We suspect that the owner is not behind this demand. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Try to communicate with the vendors directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to use your preferred Longfield conveyancing solicitors - rather thanthose that will give the estate agent a commission or hit his conveyancing targets set by senior management.
I am an executor of my recently deceased mother’s Will, with a house in Longfield which will be sold. The property is unregistered at the Land Registry and I'm told that some estate agents will insist that it is completed before they'll move forward. 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. 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.