Having sold my house in Loughborough last May but the buyer keeps texting me to say his conveyancer is waiting to hear from myconveyancer. What should have happened now that I have sold?

Post completion of your sale your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Where appropriate, your lawyer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Loughborough.

I just acquired a house at auction in Loughborough. Conveyancing is needed. What are my next steps?

Now that you have legally bound yourself to purchase you now have to instruct a conveyancing lawyer quickly as you are faced with a pending deadline in which to complete the deal. All auction property should have a corresponding auction set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Loughborough conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

After shopping around on the internet I have found a Loughborough conveyancer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Loughborough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Have purchased a a terraced house in Loughborough , how long will it take for the Land Registry to record the transfer to my name? My Loughborough conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.

There is nothing unique when it comes to conveyancing in Loughborough registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry communicate with any other persons or bodies. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected after the buyer has moved in to the property therefore an expedited registration is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Loughborough is the location of the property. Can you offer any guidance?

Flying freeholds in Loughborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Loughborough you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Loughborough may ascertain 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 premises.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.