Can you clarify what the consequences are if my lawyer’s firm is removed from the Co-operative Conveyancing panel ahead of completing my conveyancing in Rugby?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Rugby?

Its becoming the norm that commercial conveyancing solicitors in Rugby will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Rugby. The search result sets out definitive data 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 Rugby.

For each commercial conveyancing transaction in Rugby it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Rugby commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Rugby.

I am purchasing a new build house in Rugby benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about this extras as it could put at risk my loan with the bank. Is this normal?.

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 house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Rugby is the location of the property. What do you suggest?

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

Am I right to be concerned that brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Rugby conveyancing firm?

As with lots of service providers, often input from family and friends can be extremely useful or valuable. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend conveyancers to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are at liberty to appoint your preferred lawyer. However, bear in mind that many mortgage providers specify a panel list of conveyancers you are obliged to use for the lender aspect of your transaction.