Can you help? My Belvedere conveyancer is informing me me that she is duty bound toorder Belvedere conveyancing searches resulting from the fact thatthe firm are on the Lloydsconveyancing panel. Is my lawyer right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Belvedere conveyancing searches.

My wife and I are close to exchanging contracts on the sale of our property in Belvedere and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Belvedere. We have lived in Belvedere for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing solicitor already. What do they say? 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 life insurance to cover that same illness)

Just acquired a detached house in Belvedere , What is the estimated time for the Land Registry to register my proprietorship? My Belvedere conveyancing solicitor works at snail pace, so I want to be certain that my name is registered.

As far as conveyancing in Belvedere registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the buyer is living at the premises thus 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Belvedere differ for new build properties?

Most buyers of new build property in Belvedere approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Belvedere typically buy the land, 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 Belvedere or who has acted in the same development.

I am short of a 10% deposit on my house purchase in Belvedere , but I am anxious proceed. What can I do?

One option is to try and accept a smaller deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute