Me and my partner are hoping to acquire a 3 bedroom flat in Lunt with a mortgage. We wish to retain our Lunt lawyer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Lunt conveyancer and pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the bank use our Lunt property lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Lunt conveyancing solicitor to apply to be on the conveyancing panel.

We are purchasing a house and need a conveyancing solicitor in Lunt who is on the Barclays conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Lunt.

I just bought a house at auction in Lunt. Conveyancing is necessary. What is next?

Having to all intents and purposes signed on the dotted line you should choose a conveyancing solicitor quickly as you are faced with a tight a fixed date to complete the transaction. Every auction property should have a bespoke legal pack. This should include evidence of title and search results. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete on the on the contractual date .

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Lunt. Do I collect the keys to the property on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Lunt?

On the day of completion you will not be required to attend the conveyancers office in Lunt. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Lunt solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.

Have completed on a a detached house in Lunt , What is the estimated time for the Land Registry to register the transfer to my name? My Lunt conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.

As far as conveyancing in Lunt is concerned, registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. At present roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration is effected once the buyer has moved in to the premises thus an expedited registration is not always top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

Can you provide any advice for leasehold conveyancing in Lunt from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Lunt can be avoided where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives.
If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Arranging a duplicate share certificate is often a lengthy formality and frustrates many a Lunt conveyancing deal. Where a new share certificate is required, do contact the company officers or managing agents (if applicable) for this as soon as possible. The majority of freeholders or Management Companies in Lunt levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Lunt. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Lunt state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such alterations. Where you dont have the consents in place do not contact the landlord without contacting your solicitor first.

Lunt Conveyancing for Leasehold Flats - Sample of Queries before buying

The answer will be useful as a) areas may cause problems in the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have complete disclosure Is the freehold reversion owned collectively by the leaseholders? Are any of leasehold owners in dispute over their service charge liability?