AssumingI was to buy a straightforward housein Warwickshire for cash and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Warwickshire?

Any savings you would achieve would be limited to the Warwickshire conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, liaising with the vendors lawyer, SDLT return, register the ownership etc. A slight saving might be made by not needing to register a charge however it will not be a lot.

My bid for a property was accepted at auction in Warwickshire. Conveyancing is required. What is next?

Having legally committed yourself to purchase you now have to find a conveyancing practitioner quickly as you are facing a tight a drop dead date to complete the purchase. All auction property will have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should pass this on to the conveyancer working for you ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.

I am the sole beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Warwickshire. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in January. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most lenders would take a sensible view as this provision principally exists to pick up on the purchase and immediately sell or the flipping of property.

Is it the case that all Warwickshire solicitors on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

Are there restrictive covenants that are commonly identified as part of conveyancing in Warwickshire?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Warwickshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a new build apartment in Warwickshire. Conveyancing is a frightening process 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 may expect your new-build leasehold conveyancing in Warwickshire

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

We own a leasehold flat in Warwickshire. Conveyancing was finished in five years ago. I have read on numerous advice forums that I should not let the the remaining lease term to get too low. Why is that a problem?

Warwickshire leasehold properties are for a set term - often ninety nine years when they are first granted. However a significant flats in Warwickshire were built or converted in the 70’s80’s and so such leases now have fewer than eighty years remaining. This may sound like plenty of time however Banks, Building Societies and other mortgage lenders on the whole require leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are nearing seventy five years. To optimize the saleability of your property you should be thinking about whether to extend your lease long before you come to sell it. Furthermore strong financial reasons to doing so before the lease hits 80 years as when the lease falls below eighty years the premium you have to pay to extend starts to escalate.