My partner and I are planning to buy a home in Warwick and have instructed a Warwick conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Warwick conveyancer is not on their approved list of lawyers. Is this a problem?

If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors 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 solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Warwick solicitors, 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 buying a flat and require a conveyancing solicitor in Warwick who is on the Santander conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Warwick.

My wife and I buying a detached bungalow in Warwick. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property involve checks to ascertain if these alterations are prohibited?

Your conveyancer will review the deeds as conveyancing in Warwick will occasionally reveal restrictions in the title documents which restrict certain works or necessitated the permission of another owner. Some works need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.

is it true that all Warwick solicitors on the Kent Reliance conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Warwick conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

I'm buying my first flat in Warwick with a loan from Bank of Ireland. The developers refused to move on the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my solicitor about this deal as it may impact my loan with Bank of Ireland. Should I keep quiet?.

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.

Is there anything unique about your site and alternative internet conveyancing brokers when it comes to conveyancing in Warwick?

At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Warwick. Unlike many estate agents and many comparison sites we do not operate referral arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the highest kickback, as opposed to the best value conveyancing in Warwick