Unfortunately I am unable to travel far from Warwickshire. I would like to know the understand why all Warwickshire lawyers are not on all lender panels?

Pre- 2008 most banks displayed an approach to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, lenders have since looked to extract more information from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the mortgage companies insisted on.

We are looking to buy a flat and need a conveyancing solicitor in Warwickshire who is on the Co-operative solicitor panel. Can you recommend a local conveyancing 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 Co-operative . We don't recommend any particular firms conducting conveyancing in Warwickshire.

I'm purchasing my first flat in Warwickshire with a loan from Birmingham Midshires. The developers would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my conveyancer about the deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Warwickshire is the location of the property. Can you offer any assistance?

Flying freeholds in Warwickshire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warwickshire you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warwickshire may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is it simple use your search facility to locate a conveyancing lawyer in Warwickshire on the panel for my mortgage?

Step one is to select a bank such as Santander, Leeds Building Society or Barclays Direct then specify your location for example Warwickshire. Conveyancing practices in Warwickshire and across England and Wales will then be shown.