My IFA has requested my Dawley and Lawley lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have tried my local Dawley and Lawley office but they don't know it.

Have you tried speaking to your Dawley and Lawley property lawyer about this?. They retain a central record lender panel numbers.

This question may be naive but I am new to the home buying as a 1st time purchaser of a garden flat in Dawley and Lawley. Do I receive the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Dawley and Lawley?

On the day of completion you will not be required to attend the conveyancers office in Dawley and Lawley. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you should be able to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.

Can you help - my lawyer advises that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Dawley and Lawley conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.

We have agreed to purchase a house in Dawley and Lawley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

Given that your lender is Barclays your lawyer must check the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease does not meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Dawley and Lawley.

Will my solicitor be asking questions concerning flooding as part of the conveyancing in Dawley and Lawley.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Dawley and Lawley. There are those who purchase a house in Dawley and Lawley, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Dawley and Lawley. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the vendor, then a buyer could bring a compensation claim stemming from an incorrect reply. A buyer’s solicitors may also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be carried out.

Me and my brother purchased a semi-detached Georgian house in Dawley and Lawley. Conveyancing practitioner acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dawley and Lawley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.

Just had an offer accepted on a new build apartment in Dawley and Lawley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dawley and Lawley

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. 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.