We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Stapleton?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stapleton.

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

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.

A friend pointed out to me me that in purchasing a property in Stapleton there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of a number of properties in Stapleton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Stapleton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am the only recipient of my late father’s will and I have everything in my name now, including the my former home in Stapleton. The Stapleton property was put into my name in August. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in August. Do I have to wait half a year to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the bank as this clause primarily exists to pick up on the purchase and immediately sell or the quick reselling of property.

My sealed bid on a property in Stapleton has been accepted, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Stapleton. What should be my next step? When do I get the mortgage application with Kent Reliance started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Stapleton conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Kent Reliance conveyancing panel. Concerning the next phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a hot market the majority of buyers will apply for the mortgage with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with the conveyancing in Stapleton.

Are there restrictive covenants that are commonly identified during conveyancing in Stapleton?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Stapleton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I dont have enough spare cash to pay a 10% deposit on my apartment purchase in Stapleton , but I still want to proceed. Do I have options?

You can agree a lower deposit. Many property owners will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute