I require conveyancing for an apartment in a relatively new development (five years old) in Branston. 95% of the appartments are already occupied. Is it strictly necessary to order local searches as part of conveyancing in Branston?

If you are acquiring a property with the assistance of a loan, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Branston conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Branston.

How does conveyancing in Branston differ for newly converted properties?

Most buyers of new build property in Branston approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Branston usually acquire the real estate, 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 conveyancers 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 Branston or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Branston is the location of the property. Can you shed any light on this issue?

Flying freeholds in Branston are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Branston you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Branston may ascertain 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.

We're new to the buying process - had an offer accepted, but the selling agent advised that the vendor will only move forward if we appoint their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Branston

We suspect that the seller is unaware of this ultimatum. Should the owner desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted Branston conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing figures set by HQ.

My father completed his conveyancing in Branston 9 years ago. He has since got married, widowed and has recently remarried. He will be selling the flat this May. I suspect that he will just be asked to supply copies of his marriage certificates to the solicitor but he is anxious it could frustrate the sale of the flat. Is it worth updating the Land Registry documents for the house?

It is not absolutely necessary to update the register providing you have the evidence required to show how the change of name has come about.

The buyer’s conveyancing practitioner will examine the title details and request evidence to prove the name change for instance marriage certificates.