My fiance and I are looking to acquire a house in Kenilworth and have appointed a Kenilworth conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Santander have this morning contacted us to advise us that there is now an issue as our Kenilworth lawyer is not on their conveyancing panel. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Kenilworth lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

We are planning to move home in April. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Kenilworth. Conveyancing firm was chosen before I stumbled across your site.

On the day of completion you can collect the keys from the property agent however this should only occur when the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be passed over. You will need to advise the removal company that you are ready to move in. We do not suggest a specific removal organisation but can assist you in locating a residential property solicitor in Kenilworth or a firm that specialises in conveyancing in Kenilworth.

My solicitor has informed me that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Kenilworth?

The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

Can you point me to a directory of Nottingham panel solicitors in Kenilworth on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible over the internet. Where you are looking for a Kenilworth lawyer on the Nottingham please use our facility.

Will commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Kenilworth?

Many commercial conveyancing solicitors in Kenilworth will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kenilworth. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kenilworth.

For every commercial conveyancing transaction in Kenilworth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Kenilworth commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Kenilworth.

How does conveyancing in Kenilworth differ for newly converted properties?

Most buyers of new build or newly converted property in Kenilworth come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Kenilworth usually purchase 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 accustomed to new build conveyancing in Kenilworth or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Kenilworth is the location of the property. Can you offer any guidance?

Flying freeholds in Kenilworth 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 Kenilworth you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kenilworth may determine 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.