Is the fact that my conveyancer in Gnosall is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly 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. Should you be concerned you should simply call the Gnosall conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
As a first time buyer what is the most important advice you can impart concerning purchase conveyancing in Gnosall?
You may not hear this from too many lawyers but conveyancing in Gnosall or throughout Staffordshire is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes a mortgage company. Appointing a law firm for your conveyancing in Gnosall should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to look after your legal interests and to keep you safe.
Every so often a third party with a vested interest may try and convince you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is slow. Or your financial adviser may tell you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
I have been told that property searches are the primary reason for stalling in Gnosall house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Gnosall.
Have completed on a a semi-detached house in Gnosall , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Gnosall conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is registered.
There is nothing unique about conveyancing in Gnosall registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. As of today in the region of 80% of such applications are fully addressed within 12 days but some can be subject to extensive hold-ups. Registration is effected after the buyer is living at the property so registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey done on a property in Gnosall prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks tend refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gnosall. Conveyancing will be smoother if you use a solicitor in Gnosall especially if they regularly deal with such properties in Gnosall.