My fiance and I wish to acquire a purpose built apartment in Ruddington with a homeloan from Britannia.We like our Ruddington conveyancing solicitor but Britannia advised that her practice is not on their "panel". we are left little option but to use a Britannia panel solicitor or keep our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers must be on the Britannia approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Britannia

I am helping my mother sell her property in Ruddington. Does the solicitor commission the EPC or it is for me to coordinate?

Following the demise of Home Packs, energy performance certificates was maintained a required part of moving house. An energy assessment should be to hand prior to the property being advertised. It is not something that conveyancers ordinarily organise. If you are using a Ruddington conveyancing lawyer they may help arrange energy assessments due to their relationships with long established local accredited person

This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Ruddington. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Ruddington?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

My partner and I have arranged the release of further funds on our mortgage from Lloyds as we intend to conduct a loft conversion to our home in Ruddington. Do we need to select a local Ruddington solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Will commercial conveyancing searches disclose impending roadworks that may affect a commercial estate in Ruddington?

Its becoming the norm that commercial conveyancing solicitors in Ruddington will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Ruddington. The report provides definitive information 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 Ruddington.

For every commercial conveyancing transaction in Ruddington it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Ruddington commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Ruddington.

Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who conducted the conveyancing in Ruddington 10 years ago have long since closed. What are my options?

Assuming the title is registered the details of your ownership will be held by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your house and get current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

In surfing the internet for the term cheap conveyancing in Ruddington it brings up many conveyancerslocally. How do I determine which is the suitable conveyancing solicitor for my move?

The best way of choosing the right conveyancer is through a personal referral, so enquire of friends and family who have bought a property in Ruddington or the reputable estate agent or mortgage broker. Fees for conveyancing in Ruddington differ, so it's advisable to request at least four fee estimates from different law firms. Be sure to seek confirmation that the costs are guaranteed not to increase.