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

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

The deeds to our property are lost. The lawyers who dealt with the conveyancing in Bawtry 10 years ago no longer exist. What are my options?

You no longer need to have the physical deeds to establish that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

How does conveyancing in Bawtry differ for newly converted properties?

Most buyers of new build property in Bawtry contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Bawtry typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bawtry or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Bawtry is where the house is located. Is there any guidance you can give?

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

I am an executor of my recently deceased mum’s Will, with a property in Bawtry which is to be marketed. The property is unregistered at HMLR and I'm told that some purchasers will insist that it is done before they will proceed. What's the mechanism for this?

In the situation that you have set out it seems prudent 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.