I have just been advised by my IFA that my Waddington solicitor is not on the bank Conveyancing panel. How can I be sure that this is correct?

The sensible course of action for you to take is to call your Waddington conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Waddington conveyancing practice that is on the approved list of lawyers for your mortgage company.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Waddington?

There are many registered licenced Conveyancers in Waddington and Solicitor partnerships in Waddington offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We expect to receive a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Waddington solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Waddington solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

The mortgage over my property is with UBS for my property in Waddington. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

UBS must be informed of your intention before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel lawyer.

I used Arc property Solicitors a few years past for my conveyancing in Waddington. Now, I need the documents but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Waddington of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build apartment in Waddington. Conveyancing is daunting 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.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Waddington

Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Waddington is where the house is located. Is there any advice you can impart?

Flying freeholds in Waddington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waddington you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waddington 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 premises.