Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Oswestry. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Oswestry?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

We have agreed to purchase a house in Oswestry. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nottingham your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Oswestry.

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

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

Just had an offer accepted on a new build apartment in Oswestry. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Oswestry

Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Is it simple use your search facility to get a quote from a conveyancing lawyer in Oswestry on the panel for my lender?

First select a bank such as HSBC Bank, Bank of Scotland or Bank of Ireland then specify your preferred area a common one being Oswestry. Conveyancing organisations in Oswestry and beyond should be identified.

I am using a search engine for the phrase on line conveyancing in Oswestry it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?

The ideal way of choosing a suitable conveyancer is through a trusted testimonial, so ask colleagues and those you trust who have bought a property in Oswestry or a respected estate agent or financial adviser. Costs for conveyancing in Oswestry vary, so it's sensible to request a minimum of three fee estimates from varying types of law firms. Dont forget to clarify that the fees are fixed.

We are thinking of instructing an online lawyer ahead of a Oswestry conveyancing firm. Any advice?

Advantages do exist in being able to pop in to a local Oswestry conveyancing solicitor for example

• signing papers same day
• getting one on one explanations of things you don't understand
• the ability to complain if things are not going as expected

When checking fees, look carefully for hidden extras. The majority decent Oswestry high street solicitors give an all-inclusive price. Often online agents appear to offer discounted fees, but have hidden 'extras' in the small print.