My IFA says he needs my Warwick lawyer’ panel member for the Santander conveyancing panel. What is the best way to discover this. I have contacted my local Warwick branch but they have not got back to me yet.

Have you tried contacting your Warwick solicitor about this?. They keep a central record lender panel numbers.

I am buying a property for cash in Warwick. I have resided for the last dozen years in Warwick. Conveyancing searches are expensive. As I know the area and road intimately must I have all the conveyancing searches?

Provided that you do not need a home loan, then all but one or two of the Warwick conveyancing searches are optional. Your lawyer will 'advise', no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of guidance. Do take into account; if you are intend to dispose of the house at a future date, it will be of interest to your future purchaser what the searches reveal. There are plenty of instances where premises with no practical issues can still reveal detrimental search results. A competent conveyancing solicitor in Warwick should be able to give you some constructive guidance concerning this.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Warwick?

Many commercial conveyancing solicitors in Warwick will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Warwick. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Warwick.

For each commercial conveyancing transaction in Warwick it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Warwick commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Warwick.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Warwick I like with a park and transport links in the vicinity, however it's only got 51 years on the lease. There is not much else in Warwick in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I have just started marketing my ground floor flat in Warwick. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as you normally would because all ground rent and service invoices should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a leasehold flat in Warwick, conveyancing was carried out May 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Warwick with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease ends on 21st October 2090

With only 65 years unexpired the likely cost is going to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.