My mortgage broker has requested my Warwickshire law firm’s panel reference for the HSBC conveyancing panel. What is the best way to find this out. I have contacted my local Warwickshire branch but they cant find it on their system.

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

In what way does my ID and proof of funds have anything to do with my conveyancing in Warwickshire? Why is this being asked of me?

Warwickshire conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.

Conveyancing clients will need to disclose two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).

Proof of source of monies is also necessary in accordance with the money laundering regulations as solicitors are obliged to check that the monies you are using to acquire a property (whether it be the deposit for exchange or the full purchase monies where you are buying mortgage free) has originated from a reputable source (such as an inheritance) rather than the fruits of illegitimate behaviour.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Warwickshire. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Warwickshire

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Warwickshire is where the house is located. Is there any guidance you can impart?

Flying freeholds in Warwickshire are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warwickshire you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warwickshire may decide 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 residence.

Finally, a loan offer from a lender for the remortgage of my 4 bedroom apartment is expected imminently. Are you able to recommend a cheap remortgage conveyancing practitioner in Warwickshire ?

This site is not designed to help in pursuit of the lowest fares for conveyancing solicitors in Warwickshire. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering £99 conveyancing in Warwickshire.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not receive the service expected.