I just acquired a property at auction in Northleach. Conveyancing is necessary. What is next?

Having legally bound yourself to purchase you will need to choose a conveyancing lawyer quickly as you will have a fast approaching deadline in which to complete the transaction. An auction property will ordinarily have a corresponding legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing 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 must give this to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Northleach. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Northleach?

On the day of completion you will not be required to attend the conveyancers office in Northleach. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.

The formalities of my remortgage has taken place for my property in Northleach. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Various internet forums that I have frequented warn that are the number one reason for delay in Northleach house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Northleach.

I have todaybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Northleach for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Northleach conveyancing specialists.

I own a leasehold flat in Northleach. Conveyancing and Aldermore mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Northleach who acted for me is not around. Any advice?

The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Northleach conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Northleach - A selection of Queries Prior to buying

You should be aware if it is fewer than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth finding out how much this will be. Remember, in most cases you will be be obliged to have owned the residence for two years before you are legally able to extend the lease. The best form of lease structure is a share of the freehold. In this situation the lessees have being in charge if their destiny and even though a managing agent is often employed where the building is bigger than a house conversion, the managing agent retained by the leaseholders.

I have appointed a Northleach conveyancing solicitor for our home move (first time buyers) and have noticed in the engagement letter that they are not regulated by the Financial Conduct Authority. Should I be worried or is that usually the case with solicitor?

We can't see why they should be. Most conveyancer don't lend money. They will be governed by the Solicitors Regulation Authority, who have specific obligations covering funds held by them.