Can you recommend a HSBC Bank accepted Leamington Spa conveyancing practice who can have us moved in within a very limited time frame? Would it be better to use a local Leamington Spa firm or a nationwide firm?

We can recommend some very good Leamington Spa conveyancing firms. You can also walk up the high street in Leamington Spa. Visit a couple of firms and ask to see a conveyancing solicitor for a quote. Mention your deadline together with the reasons and ask for a commitment on speed. Choose the lawyer that genuine.

Is there a search tool that I can use to investigate if the solicitor conducting my conveyancing in Leamington Spa is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus paying £187.00 plus VAT in another set of legal costs.

Please do take advantage of the search tool on this web page. Please choose the lender and type ‘Leamington Spa’ or your location and you will discover a number of lawyer offices in Leamington Spa or near you.

I am due to move house in January. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Leamington Spa. Conveyancing solicitor was organised before I stumbled across your site.

On the afternoon of completion you will need to pick up the house keys from your estate agent however this can only take place after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be passed over. After that you can advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a conveyancing in Leamington Spa or a legal practice that specialises in conveyancing in Leamington Spa.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Leamington Spa solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Leamington Spa solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Leamington Spa surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Leamington Spa.

Flooding is a growing risk for conveyancers carrying out conveyancing in Leamington Spa. There are those who purchase a property in Leamington Spa, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Leamington Spa. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover whether the property has historically flooded. If the residence has been flooded in past which is not revealed by the owner, then a purchaser could commence a compensation claim as a result of such an misleading answer. The buyer’s lawyers will also conduct an enviro search. This will disclose whether there is any known flood risk. If so, more detailed investigations will need to be conducted.

Completion is due on the sale of our £125,000 apartment in Leamington Spa in just under a week. The managing agents has quoted £312 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Leamington Spa?

For most leasehold sales in Leamington Spa conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract questions Where consent is required before sale in Leamington Spa Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Leamington Spa leasehold property is £350. For Leamington Spa conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Leamington Spa Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

Make sure you enquire if there are any onerous restrictions in the lease. By way of example it is very common in Leamington Spa leases that pets are not allowed in certain buildings in Leamington Spa. If you like the propertyin Leamington Spa but your cat can’t live with you then you will be presented with a hard choice. Who takes responsibility for maintaining and repairing the block? How is the lease structured?