It is a dozen years since I bought my property in Hednesford. Conveyancing lawyers have recently been retained on the sale but I am unable to find my deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be retained by the mortgage company or they could still be with the conveyancers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Hednesford involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
We're in Hednesford, First timers purchasing with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I got the keys to my home on 4 September and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Hednesford expressed confidence that it would be formalised in a couple of weeks. Are titles in Hednesford particularly slow to register?
There is nothing unique about conveyancing in Hednesford registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. Currently approximately 80% of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the buyer has moved in to the property so registration formalities is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Hednesford differ for newly converted properties?
Most buyers of new build residence in Hednesford come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Hednesford usually buy the site, 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 property lawyers 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 accustomed to new build conveyancing in Hednesford or who has acted in the same development.
I have been sourcing a conveyancing practitioner in Hednesford for my purchase. Is it possible to see a firm’s record with the profession’s regulator?
Anyone may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded call for training reasons.
What happens where there is a problem with the searches conducted as part of my conveyancing in Hednesford?
Usually, the majority of problems that arise in Hednesford conveyancing search responses can be dealt with before completion or indemnity insurance can be put in place. You need to remember that although you are purchasing the property and may be willing to live with the search results, your lender may not, and ultimately the decision rests with them.