I acquired my house on 13 September and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Shenley Brook End said it should be concluded in a couple of weeks. Are properties in Shenley Brook End uniquely lengthy to register?
There is nothing unique about conveyancing in Shenley Brook End registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. Currently roughly three quarters of submission are completed within two weeks but some can be subject to longer hold-ups. Registration takes place after the buyer is living at the property so registration formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
How does conveyancing in Shenley Brook End differ for new build properties?
Most buyers of new build or newly converted property in Shenley Brook End come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because builders in Shenley Brook End usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenley Brook End or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Shenley Brook End is where the house is located. Can you offer any opinion?
Flying freeholds in Shenley Brook End are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shenley Brook End you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shenley Brook End may decide 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 change conveyancer as I have to appoint one who is on the National Westminster Bank conveyancing panel. I hired a high street conveyancing solicitor in Shenley Brook End five minutes from me but she is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Shenley Brook End on the National Westminster Bank panel. Please note that the law firms that we list do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Shenley Brook End. In utilising search facility on this website, you can contrast charges for conveyancing solicitors in Shenley Brook End and throughout England and Wales.
I have been sourcing a conveyancing lawyer in Shenley Brook End for my sale. Can I review a firm’s complaints history with the profession’s regulator?
You may review published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
My wife and I are buying a garden flat in Shenley Brook End. At the time of instructing our conveyancer, we were told they were on all major UK bank panels. Our mortgage broker called just now to advise that they are not on the Kent Reliance approved list. Were it to be true, what should we do? Do we simply choose a new conveyancer that is on their approved list or do we cover the costs for dual representation, with Kent Reliance selecting their own approved lawyer.
Where you are acquiring a property with the assistance of a mortgage it is normal for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to fulfill. Some banks now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Kent Reliance's conveyancing panel and you may continue to use your own Shenley Brook End solicitors, in which case it will likely add costs, and it may delay matters as you are adding another conveyancing practitioner into the equation.