I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in Ratcliff? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this appropriate for conveyancing in Ratcliff?

Unless a previous purchase of the property took place post 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Ratcliff to remain encouraging a chancel search and or insurance against a claim.

Have purchased a a detached house in Ratcliff , What is the estimated time for the Land Registry to register my title? My Ratcliff conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.

As far as conveyancing in Ratcliff is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd persons or bodies. As of today in the region of three quarters of such applications are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer is living at the premises therefore registration formalities is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ratcliff is the location of the property. Is there any advice you can impart?

Flying freeholds in Ratcliff are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ratcliff you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ratcliff may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In my capacity as executor for the estate of my father I am disposing of a property in Monmouth but I am based in Ratcliff. My solicitor (based 300 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Ratcliff who can attest and place their company stamp on the document?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Ratcliff based

Our lawyer in Ratcliff has discovered a defect with the lease for the apartment we are purchasing in Ratcliff. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.