Willusing a Banstead conveyancing practice make my purchase more efficient?

Banstead is a special area, where regional knowledge is a big bonus. The laid-back lifestyle is great – but not for your home move. The property lawyers that we work with host exhaustive Banstead knowledge with a proactive, hands-onattitude that ensures the conveyancing to progress with the minimum of fuss. It will certainly help that they enjoy well established connections with mortgage brokers, search providers, surveyors and other Banstead conveyancing practitioners

I am the only beneficiary of my late father’s will and I have everything in my name alone, including the house in Banstead. The Banstead property was put into my name in December. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in December. 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. How practical a view mortgage companies take of it, depend on the lender as this obligation is principally there to identify the purchase and immediately sell or the quick reselling of property.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Banstead lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

The formalities of my purchase has taken place for my property in Banstead. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out 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 with full details of your complaint.

It has been five months since my purchase conveyancing in Banstead concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Banstead. 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Banstead

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My brother-in-law has suggested I instruct a conveyancing solicitor in Banstead. I need to find out if they are on the bank's conveyancing panel. Could you or the lender confirm if they are on the panel?

It’s a good idea contact your solicitor and ask them if they are on the bank's approved list. If that does not help call us and we can investigate and revert. Should the firm not be on the bank panel we can certainly arrange a quality conveyancing solicitor in Banstead on the approved list for your lender.