I am obtaining a mortgage offer from Nat West. I hope to employ the services of a Licensed Conveyancer in Watford. Does the Nat West Conveyancing panel allow for Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Last May we completed a house move in Watford. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been carried out for conveyancing in Watford?

The query is vague as what problems have arisen and if they are relate to conveyancing in Watford. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire called a Seller’s Property Information Form. If the information proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Watford.

I acquired my house on 3 January and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Watford said it would be recorded in a couple of weeks. Are transfers in Watford particularly slow to register?

As far as conveyancing in Watford is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today approximately 80% of submission are fully addressed within two weeks but occasionally there can be protracted hold-ups. Registration takes place once the purchaser has moved in to the property therefore 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

My cousin has suggested that I instruct his conveyancers in Watford. Should I find my own solicitor?

No doubt the best way to find a conveyancing solicitor is to get recommendations from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.

At last I have had an offer on an flat in Watford accepted, the vendor does however have an associated purchase. The sellers have put an offer on on an apartment, although it’s not yet tied up, and has viewings of other flats in the pipeline. I have chosen a local conveyancing lawyer in Watford. What do I do now? When do I get the mortgage application with HSBC going with HSBC?

It is normal to have anxieties where there is an associated chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Watford conveyancing search charges, etc). First, you should check that your conveyancing practitioner is on the HSBC approved list. Concerning the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a buoyant market some purchasers will apply for a home loan with HSBC and pay for the survey and only if it was satisfactory would they request their lawyer to press on with the conveyancing in Watford.