I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather instruct a Coventry based conveyancing firm?

Do check but the the likelihood is that allocate you one of their panel lawyers if you take up the "fee-free" deal. Speak to the lender and explore if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Coventry.

There are a variety of conveyancing solicitors in Coventry but how do I know who's good?

It would be unwise to be seduced by the cheapest Coventry conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We are planning to move house in April. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in Coventry. Conveyancing firm was chosen before I stumbled across this website.

On the afternoon of completion you will need to collect the house keys from your estate agent however this can only be done after the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can tell the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can help you locate a residential property solicitor in Coventry or a lawyer that specialises in conveyancing in Coventry.

Are all Coventry Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved practices?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

It has been four months following my purchase conveyancing in Coventry took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 premises 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.

I'm purchasing my first flat in Coventry benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my lawyer about the extras as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Coventry is the location of the property. What do you suggest?

Flying freeholds in Coventry are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Coventry you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coventry 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 residence.