Is the fact that my conveyancer in Brighstone is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Brighstone conveyancing practice and enquire why they are no longer on the approved list for your bank.

Why do I have to pay up front for my conveyancing in Brighstone?

If you are buying a property in Brighstone your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this should be needed shortly ahead of contracts are exchanged. Any further balance that is due will be payable a couple of days ahead of the completion date.

We're in Brighstone, First time buyers purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Lloyds 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 completed on my house on 11 February and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Brighstone said it would be formalised in a couple of weeks. Are titles in Brighstone particularly slow to register?

There is nothing unique about conveyancing in Brighstone registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. At present in the region of three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Registration is effected once the purchaser is living at the property so 'speed' is not always primary concern yet where 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.

Is there a difference between surveying and conveyancing in Brighstone?

Conveyancing - in Brighstone or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to fix the problems before you complete your move.