My fiance’s dad is a property lawyer. I expect that I'll be able to get friends and family fee for conveyancing, However if that does not come materialise, what kind of costs should I be paying for conveyancing in Warwick?

It’s a good idea to seek multiple conveyancing estimates. Make use of our comparison tool on this page. You will notice that quotes will contrast greatly but service levels do differ between conveyancers as is the case with most professions.

Please help. My Warwick solicitor is advising me that he has toconduct Warwick conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Warwick conveyancing searches.

This question may be naive but I am unexperienced as FTB of a garden flat in Warwick. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Warwick?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

We expect to receive a DIP from Santander 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 Santander recommend any Warwick solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

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

I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Warwick is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

The deeds to my home are lost. The conveyancers who conducted the conveyancing in Warwick 4 years ago no longer exist. What are my next steps?

You no longer need to hold title original deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

I am purchasing a new build house in Warwick benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my conveyancer about the deal as it may affect my loan with the lender. 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.