As someone with no idea as to conveyancing in Duston what is the number one tip you can give me for the ownership transfer in Duston

You may not hear this from too many lawyers but conveyancing in Duston or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of room for friction between you and other parties involved in the legal transfer of property. For instance, the seller, estate agent and sometimes the lender. Choosing a solicitor for your conveyancing in Duston an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to protect your legal interests and to keep you safe.

There is a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. You must always trust your solicitor ahead of all other players in the home moving process.

I am assisting my step-mother sell her property in Duston. Does the conveyancer order an EPC or do I organise this?

After the abolition of Home Information Packs, EPC’s was maintained a compulsory component of moving house. An energy performance certificate must be commissioned before the property is advertised. It is not a task that lawyers ordinarily organise. Where you are instructing a Duston conveyancing lawyer they may be able to arrange energy assessments given their relationships with long established local accredited person

I had a mortgage agreed in principle with Lloyds. Duston conveyancing practitioners are instructed. How long does it take for Lloyds to send the offer to the property lawyer?

There is no definitive answer here. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Duston off the council. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

What will a local search tell me regarding the property I am purchasing in Duston?

Duston conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central role in most Duston conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

It has been five months since my purchase conveyancing in Duston concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build flat in Duston. 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 conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Duston

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.