My IFA requires my Nuneaton law firm’s panel reference for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Nuneaton office but they have not responded to me.

The sensible thing to do is ask for this information from your Nuneaton conveyancer . Most Nuneaton law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

My partner and I have just purchased a house in Nuneaton. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Nuneaton?

The question is not clear as what problems have arisen and if they are specific to conveyancing in Nuneaton. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Nuneaton.

Just had an offer accepted on a new build apartment in Nuneaton. 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 legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Nuneaton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

In my capacity as executor for the estate of my aunt I am selling a house in Neath but live in Nuneaton. My solicitor (who is 200 miles awayrequires that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Nuneaton to witness this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Nuneaton based

I have recently had an offer accepted on an apartment in Nuneaton and the broker that we are using suggested his solicitor. She quoted a thousand pounds excluding VAT and 3rd party costs. Does this sound reasonable?

You should not rely on one quote. You should obtain like-for-like quotes for your conveyancing in Nuneaton. Then choose one that you are comfortable with and just as important, is on the approved panel of the mortgage company that you have applied for a mortgage from.