Finally the sale completed on my house in Kingsbridge last June but the buyer keeps Skype messaging daily complaining that her conveyancer is waiting to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

After completion of your sale your conveyancer is committed to send the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor must also confirm that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion requirements unique to conveyancing in Kingsbridge.

I have been told by my conveyancer that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Kingsbridge?

The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.

Is it the case that all Kingsbridge solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

How can we tell if a Kingsbridge conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Kingsbridge obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.

I got the keys to my house on 8 June and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Kingsbridge said it will be formalised in a couple of weeks. Are properties in Kingsbridge uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Kingsbridge registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. Currently roughly 80% of such applications are fully addressed within two weeks but some can be subject to extensive delays. Historically registration takes place after the new owner has moved in to the property therefore post completion formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

The estate agent has sent us the confirmation of our purchase of a new build flat in Kingsbridge. Conveyancing is necessary evil 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Kingsbridge

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Kingsbridge is the location of the property. Is there any advice you can impart?

Flying freeholds in Kingsbridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kingsbridge you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingsbridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.