Is the fact that my conveyancer in Danbury is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?

That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should contact the Danbury conveyancing practice and ask them why they are no longer on the approved list for your bank.

The sellers of the property we are looking to purchase have appointed a conveyancing practitioner in Danbury who has recommended a lock out contract with a payment 6,000. Are such contracts appropriate for Danbury conveyancing transactions?

Lock out contracts are contracts binding a property vendor and prospective acquirer granting the buyer the sole right to purchase the property for a set period of time. For all intents and purposes, an exclusivity agreement is a contract stating that you will be issued with a contract at a later time being the main conveyancing contract. It is generally utilised for buyer confidence though in some cases, the vendor may enjoy an upside from such agreements as well. There are various pros and cons to having an agreement but you need to check with your solicitor but note that it may end up costing you more in conveyancing charges. For this these agreements are not popular when it comes to conveyancing in Danbury.

As someone with no idea as to conveyancing in Danbury what is the number one tip you can give me for the home moving process in Danbury

Not many law firms or advisers will tell you this but conveyancing in Danbury and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and sometimes the bank. Selecting a solicitor for your conveyancing in Danbury is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to look after your best interests and to protect you.

On occasion a third party with a vested interest will try and convince you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your solicitor is wrong. Or your financial adviser may try to convince you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Have completed on a a terraced house in Danbury , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Danbury conveyancing solicitor works at snail pace, so I want to check the registration is concluded.

As far as conveyancing in Danbury registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry must send notices to any other parties. At present roughly 80% of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration occurs once the purchaser has moved in to the property thus 'speed' is not typically an essential issue 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.

Why is New Build conveyancing in Danbury more expensive?

Conveyancing in Danbury for newly converted or new build homes usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental queries and contractual considerations.