We're in Frampton on Severn, First timers buying with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are selling our house in Frampton on Severn and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Frampton on Severn. We have lived in Frampton on Severn for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am buying a new build flat in Frampton on Severn. Conveyancing is daunting 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 may expect your new-build leasehold conveyancing in Frampton on Severn

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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Frampton on Severn I like with amenity areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Frampton on Severn in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

I happen to be an executor of my recently deceased parent's Will, with a house in Frampton on Severn which will be marketed. The bungalow is unregistered at HMLR and I'm told that some buyers solicitors will insist that it is completed before they'll proceed. What's the procedure for this?

In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.