My apartment in Narborough is up for sale and I have a buyer. Does the conveyancer need to be on the Coventry BS conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

The deeds to my house can not be found. The solicitors who handled the conveyancing in Narborough 5 years ago are no longer around. Will I be able to sell the house?

You no longer need to hold title deeds to prove you own the land or premises, as the Land Registry have everything they need in a digital format.

I am purchasing my first flat in Narborough with a loan from TSB. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about the deal as it may adversely affect my mortgage with the bank. Is this normal?.

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 choose a Narborough conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can handle the conveyancing but they are based approximately 350miles away.

The benefit of a high street Narborough conveyancing practice is that you can pop in to execute paperwork, present your identification documents and pester them if necessary. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that should outweigh using an unfamiliar Narborough conveyancing solicitor solely due to them being Narborough based.

I acquired a property in Narborough last 15/9/2023 and to date it is still not recorded with the Land Registry. It is part of a new estate and my property lawyer told me that it can take 12 months to register. I have spoken with the Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?

It is your solicitor that you should get in touch with in order to satisfy any questions which have arisen as part of the registration formalities for your Narborough property. Normal Narborough conveyancing practice includes an undertaking on the part of the vendor’s property lawyer that they will help resolve any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.