We're in Lydiate, FTBs purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What is the difference between a licensed conveyancer and conveyancing solicitor in Lydiate

There are two types of lawyers who can do conveyancing in Lydiate namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. Both are duty bound to conduct Lydiate conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly administered and that the requisite procedures will be accurately adhered to.

I have paid off my mortgage with . I assume I don't need a Lydiate on the panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

After months of negotiation I have agreed a price on an apartment in Lydiate. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A few days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My wife and I are planning on selling our property in Lydiate and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Lydiate lawyer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Lydiate. We have lived in Lydiate for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am looking for a flat up to £245,000 and identified one close by in Lydiate I like with a park and station nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Lydiate for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Am I best advised to instruct a Lydiate conveyancing solicitor based in the location that I am purchasing? We have a good friend who can deal with the conveyancing however they are based approximately 350kilometers away.

The primary upside of using a local Lydiate conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Lydiate know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were happy that should surpass using an unfamiliar Lydiate conveyancing lawyer solely due to them being round the corner.