I instructed a local firm for our conveyancing in Nuneaton recently. Looking through the fine print I noteI am responsible for fees even if our purchase doesn't happen. Would I be best advised to use a web based lawyer offering no move no charge conveyancing in Nuneaton?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise the transactions that abort. Please beware that such promotions generally do not protect you from expenses for example Nuneaton conveyancing search costs.

Are the Nuneaton conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?

Nuneaton conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather instruct a specialised conveyancing solicitor in Nuneaton?

You should check but the the probability is that give you one of their panel conveyancers should you accept the "fee-free" incentive. Contact the bank to check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Nuneaton.

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Nuneaton. Do I receive the keys to the house on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Nuneaton?

On the day of completion you will not be required to go to the conveyancers office in Nuneaton. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

When it comes to lenders such as RBS, do Nuneaton conveyancers have to pay a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

It is not clear whether my mortgage offer requires a lease extension. I have called into my local Nuneaton building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Nuneaton conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Just had an offer accepted on a new build flat 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 conveyancing.

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

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.