Completed the sale of my flat in Spondon last May yet the purchaser is texting me to say his solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your sale your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Spondon.

What is your number one tip for choosing a conveyancing solicitor in Spondon

It would be unwise to be swayed by the lowest Spondon conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

My solicitor has informed me that lack of right of way insurance is needed on my purchase. What is the level of cover for Spondon conveyancing?

The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

How can we know in advance if a Spondon conveyancing solicitor on the Principality panel is any good?

When it comes to conveyancing in Spondon getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your transaction.

Various web forums that I have visited warn that are the main cause of stalling in Spondon conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Spondon.

Can you provide any advice for leasehold conveyancing in Spondon from the perspective of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Spondon can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
A minority of Spondon leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share certificate. Organising a re-issued share certificate can be a lengthy formality and delays many a Spondon home move. Where a new share is needed, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

Leasehold Conveyancing in Spondon - Sample of Questions you should ask Prior to Purchasing

Its a good idea to discover as much as possible regarding the company managing the building as they will either make life much easier or a lot more difficult. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with them. On a final note, investigate as to the dates that you are obliged pay the service charge to the relevant party and precisely how they are spending the funds. This question is helpful as a) areas could result in problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will want to have all the details

To what extent are Spondon conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?

Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Spondon or or elsewhere in the country.