I am in a contract race with another prospective purchaser for a property in Rumney. What can be done to accelerate the conveyancing process?

First, If the seller is applying pressure for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will make use of local connections and intelligence. It is possible that they could have conducted otherproperties in the same road. Therefore consider using a Rumney conveyancing lawyer. Second, make sure that the conveyancing firm is on the member panel. It is claimed that just under twenty per cent of Rumney conveyancing transactions are frustrated or jeopardised after finding out that a purchaser’s solicitor was not on their mortgage lender’s member panel. In many cases this discovery resulted in the buying process being held up by almost three weeks. It is estimated that this issue impacts approximately 100,000 home moves every year. Almost all Rumney conveyancing firms can not act for certain lenders so do check at the outset.

A relative advised me that if I am purchasing in Rumney I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Rumney conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Rumney around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Rumney Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Rumney.

The deeds to my house can not be found. The conveyancers who handled the conveyancing in Rumney 10 years ago are no longer around. What are my options?

Assuming the title is registered the details of your proprietorship will be retained by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and get up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I am buying a new build flat in Rumney. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Rumney

Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared.

We're novice buyers - had an offer accepted, yet the selling agent advised that the seller will only issue a contract if we instruct their recommended conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Rumney

We suspect that the seller is unaware of this ultimatum. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your preferred Rumney conveyancing firm - rather thanthe ones that will provide the estate agent a commission or meet his conveyancing thresholds set by HQ.