I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Goffs Oak. The vast majority the properties are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Goffs Oak?

If you are purchasing a property with the assistance of a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Goffs Oak conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Goffs Oak.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Goffs Oak?

Two types of professional can carry out conveyancing in Goffs Oak namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or purchase of property. Both are duty bound to perform Goffs Oak conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the necessary procedures should be appropriately followed.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Goffs Oak solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Goffs Oak is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

The deeds to our home are lost. The lawyers who dealt with the conveyancing in Goffs Oak 5 years ago are no longer around. What are my options?

You no longer need to have the physical original deeds to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.

How does conveyancing in Goffs Oak differ for newly converted properties?

Most buyers of new build premises in Goffs Oak contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Goffs Oak usually acquire the real estate, 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 property lawyers 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 accustomed to new build conveyancing in Goffs Oak or who has acted in the same development.

My husband and I have had DIP from Lloyds TSB Bank who suggested we could borrow up to £218k. At what point do I need to instruct a practitioner for conveyancing? Goffs Oak is where we plan to move to.

It would be wise to instruct a lawyer now and ask them to generate a file for you. This will enable: 1) the selling agent to issue a Sales Memo to all parties 2) the seller’s conveyancing practitioner to send out the draft contract. However, do not ask your conveyancer to order searches until you receive your valuation report from Lloyds TSB Bank and you are content to move forward.