Have completed on a a semi-detached house in Sharnbrook , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Sharnbrook conveyancing solicitor has been very slow, so I want to check the registration is dealt with.
There is nothing unique when it comes to conveyancing in Sharnbrook registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. Currently roughly three quarters of submission are completed within 12 days but occasionally there can be extensive delays. Historically registration takes place once the buyer is living at the premises so 'speed' is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Sharnbrook differ for new build properties?
Most buyers of new build premises in Sharnbrook approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Sharnbrook tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sharnbrook or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Sharnbrook is the location of the property. What do you suggest?
Flying freeholds in Sharnbrook are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sharnbrook you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sharnbrook 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 property.
I am thinking of appointing a conveyancing lawyer in Sharnbrook for my purchase. Is there any facility to check a solicitor's record with the legal regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
How does one as executor remove a deceased person's details from the title register for a property in Sharnbrook?
Where a Sharnbrook property is co-owned and one of the owners dies, their name will not automatically be removed from the Land Registry title. You are not required to remove their name as when it comes to a disposal you would just need to evidence why the co owner is not included in the conveyance, usually this is in the form of the probate documents.
With a view to making things smoother in the future you can apply to have the deceased party erased from the title by applying to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.