Am I correct in assuming that the fact that my solicitor in Goffs Oak is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?

That would most 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) low volume 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 contact the Goffs Oak conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

We are buying a house in Goffs Oak. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am buying a detached bungalow in Goffs Oak. We would like to convert the garage to a playroom at the house.Will the conveyancing process include investigations to see if these works are prohibited?

Your conveyancer will check the registered title as conveyancing in Goffs Oak will sometimes reveal restrictions in the title deeds which prevent categories of alterations or need the consent of a 3rd party. Some works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

My fiancee and I are at the point of viewing flats in Goffs Oak and I am about to put in an offer. Is it wise to have my solicitor on ‘stand by’? I am planning to take a mortgage with Nottingham.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial site in Goffs Oak?

Its becoming the norm that commercial conveyancing solicitors in Goffs Oak will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Goffs Oak. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Goffs Oak.

For each commercial conveyancing transaction in Goffs Oak it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Goffs Oak commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Goffs Oak.

I bought my home on 3 February and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Goffs Oak said it would be concluded inside ten days. Are properties in Goffs Oak particularly slow to register?

As far as conveyancing in Goffs Oak is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the purchaser has moved in to the premises thus post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

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

Most buyers of new build property in Goffs Oak contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Goffs Oak tend to buy the site, 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 accustomed to new build conveyancing in Goffs Oak or who has acted in the same development.