Have just purchased a repossessed house at auction in Kidsgrove. Conveyancing is needed. What happens now?

Having exchanged you will need to appoint a conveyancing practitioner soon as you now have a pending deadline in which to complete the transaction. All auction property will ordinarily have a bespoke auction set of papers. This will likely include evidence of title and search results. If you have purchased leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to pass this on to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds in place to complete on the on the contractual date .

I have been advised by my lawyer that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Kidsgrove?

The right level of chancel indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.

I'm the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Kidsgrove. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in November. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a sensible view as this requirement is primarily there to capture the purchase and immediately sell or the flipping of property.

I purchased a semi-detached Georgian house in Kidsgrove. Conveyancing practitioner acted for me and Virgin Money. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kidsgrove and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who completed the work.

Given that I am about to part with 450k on a two bedroom apartment in Kidsgrove I would like to have a conversation with the conveyancer concerning theconveyancing in advance of appointing the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Kidsgrove.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Kidsgrove should be the amount on the final invoice that you end up paying.

My husband and I are novice buyers - agreed a price, but the selling agent has warned us that the vendor will only move forward if we appoint their recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Kidsgrove

It is unlikely the vendors are behind this. Should the owner desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted Kidsgrove conveyancing lawyers - as opposed tothe ones that will provide the estate agent a referral fee or hit his conveyancing targets demanded by senior management.

My husband and I have AIP from Santander who said that they will loan up to £117k. When do I need to instruct a practitioner for conveyancing? Kidsgrove is where we are purchasing.

It would be wise to instruct a solicitor now and ask them to generate a file for you. This will facilitate: 1) the estate agent to send out the Sales Memo to all parties 2) the seller’s property lawyer to send out the draft contract. That being said, do not ask your lawyer to start searches until you receive your valuation report via Santander and you are content to move forward.