I am acquiring a property for cash in Turnpike Lane. I have lived for the previous twelve years in Turnpike Lane. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

Provided that you do not need a mortgage, then all but one or two of the Turnpike Lane conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to do this. Do consider; if you are intend to dispose of the house one day, it will be of importance to your future buyer what the searches disclose. Sometimes premises with no practical issues can still reveal unpredicted search results. A competent conveyancing solicitor in Turnpike Lane should provide you some sensible guidance concerning this.

As someone with no idea as to conveyancing in Turnpike Lane what’s the number one tip you can give me for the legal transfer of property in Turnpike Lane

You may not hear this from too many lawyers but conveyancing in Turnpike Lane or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the transaction. For instance, the seller, property agent and on occasion your lender. Appointing a lawyer for your conveyancing in Turnpike Lane is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your legal interests and to protect you.

Every so often a potential adversary will try and sway you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your conveyancer is slow. Or your financial adviser may advise you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

I completed on my flat on 5 October and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Turnpike Lane expressed confidence that it would be formalised inside ten days. Are transfers in Turnpike Lane particularly slow to register?

There is nothing unique about conveyancing in Turnpike Lane registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry need to notify any third parties. As of today in the region of 80% of submission are completed within two weeks but some can be subject to extensive delays. Historically registration takes place once the new owner has moved in to the premises therefore post completion formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Turnpike Lane is where the house is located. Can you shed any light on this issue?

Flying freeholds in Turnpike Lane are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Turnpike Lane you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Turnpike Lane may determine 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.

I am an executor of my recently deceased parent's Will, with a bungalow in Turnpike Lane which is to be sold. The house is unregistered at HMLR and I'm advised that some estate agents will insist that it is done before they will move forward. What's the procedure for this?

In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.