Last September we completed a house move in Tilehurst. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Tilehurst?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Tilehurst. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a questionnaire known as a SPIF. If the information turns out to be inaccurate, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tilehurst.

As someone unfamiliar with conveyancing in Tilehurst what is your top tip you can give me for the legal transfer of property in Tilehurst

You may not hear this from too many lawyers but conveyancing in Tilehurst or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the transaction. E.g., the seller, estate agent and even potentially a mortgage company. Appointing a law firm for your conveyancing in Tilehurst is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose role it is to act in your best interests and to keep you safe.

There is a distinct creep in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above the other players when it comes to the legal transfer of property.

Can you clarify what the consequences are if my lawyer’s firm is suspended from the Principality Conveyancing panel ahead of completing my conveyancing in Tilehurst?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I completed on my apartment on 2 November and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Tilehurst advises it would be dealt with inside ten days. Are properties in Tilehurst particularly slow to register?

There is nothing unique about conveyancing in Tilehurst registration formalities. Rather than based on location, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. Currently approximately 80% of submission are completed within 12 days but some can be subject to protracted delays. Historically registration occurs once the new owner is living at the premises therefore 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build flat in Tilehurst. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tilehurst

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.