I am assisting my mother sell her flat in Warwick. Will the solicitor order the energy performance certificate or it is for the seller to see to?

Following the demise of Home Packs, energy performance certificates became a compulsory part of moving house. An EPC needs to be commissioned before the property is advertised. It is not a task that lawyers normally organise. If you are using a Warwick conveyancing practitioner they may be able to arrange EPC’s due to their contacts with reputable local providers

I am planning to move house in September. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Warwick. Conveyancing firm was organised before I stumbled across this site.

On the afternoon of completion you will need to collect the keys from your estate agent however this can only be done after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you find a residential property solicitor in Warwick or a firm that specialises in conveyancing in Warwick.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Warwick building society branch on numerous occasions and was told they are content with the situation and they will lend. My Warwick conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I have no idea who is right.

The property lawyer must comply with the CML Handbook section two provisions for your lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

What does a local search reveal concerning the property my wife and I purchasing in Warwick?

Warwick conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central role in many a Warwick conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

My wife and I purchased a terraced Victorian house in Warwick. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You should 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 Warwick and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the work.

I am purchasing a new build house in Warwick with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of additionals instead. The sale representative told me not disclose to my conveyancer about the side-deal as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

Am I better off to use a Warwick conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can execute the conveyancing but her office is 200miles away.

The primary upside of using a local Warwick conveyancing practice is that you can drop in to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that must outweigh using an unknown Warwick conveyancing lawyer just because they are based in the area.