My wife and I are looking to buy a flat in Nuneaton and are in fact using a Nuneaton conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. The Mortgage Works have this evening contacted us to inform me that there is now an issue as our Nuneaton solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with mortgage finance 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 mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Nuneaton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I purchased my house on 14 January and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Nuneaton said it will be dealt with in less than a month. Are properties in Nuneaton uniquely lengthy to register?

As far as conveyancing in Nuneaton registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested parties. Currently in the region of 80% of such applications are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration takes place once the new owner is living at the premises therefore post completion formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

What does commercial conveyancing in Nuneaton cover?

Non domestic conveyancing in Nuneaton covers a broad array of services, supplied by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I need to instruct a conveyancing lawyer in Nuneaton for my home move. Is there any facility to see a solicitor's complaints history with the legal regulator?

Anyone may find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.

There are a number of houses in Nuneaton on private lanes. My wife and I are purchasing such a house. What are the advantages and disadvantages of purchasing a property on a privately owned road?

Nuneaton conveyancing firms will be well versed in dealing homeson private. Your conveyancer should investigate Land Registry data to identify any rights or liabilities. In many cases there is a residents association that owners make annual payments to maintain the road. If there is one, the road will likely be maintained and appear better than publicly owned.