I require conveyancing for a flat in a fairly new development (five years old) in Bubwith. Almost all the flats are already disposed of. Is it strictly necessary to order local searches for my conveyancing in Bubwith?

You are putting yourself at risk in not carrying out Bubwith 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 necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where time pressures and price are primary issues you should discuss with your solicitor about the option of search insurance

Please explain the implications if my solicitor is removed from the Lloyds Solicitor panel ahead of completing my conveyancing in Bubwith?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I have been told that property searches are the primary reason for obstruction in Bubwith conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Bubwith.

Have purchased a a semi-detached house in Bubwith , how long will it take for the Land Registry to record the transfer to my name? My Bubwith conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.

There is nothing unique about conveyancing in Bubwith registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. As of today in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration takes place once the buyer has moved in to the property therefore 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

How much experience do your Bubwith conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Bubwith conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Bubwith conveyancers have worked on recent similar cases.