We're in Warwick, FTBs buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What is your number one tip for finding a conveyancing solicitor in Warwick

We would encourage you not to base your choice on the cheapest Warwick conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Have just purchased a probate house at auction in Warwick. Conveyancing is necessary. What happens now?

Now that you have to in every practical sense signed on the dotted line you will need to retain a conveyancing practitioner as a matter of urgency as you now have a tight a drop dead date to complete the purchase. An auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.

Kent Reliance have agreed my mortgage in principle, my offer on a apartment in Warwick has been agreed to, what are the next steps?

The estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Kent Reliance or the financial adviser and complete any appropriate paperwork. Kent Reliance will appoint a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Kent Reliance will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Warwick.

What does a local search reveal about the property we're purchasing in Warwick?

Warwick conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays an important part in many a Warwick conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Warwick is where the house is located. Can you shed any light on this issue?

Flying freeholds in Warwick are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warwick you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warwick may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Can you provide any top tips for leasehold conveyancing in Warwick from the point of view of expediting the sale process?

• Much of the delay in leasehold conveyancing in Warwick can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
You believe that you know the number of years left on your lease but it would be wise to verify this via your lawyers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Warwick leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you fail to have the approvals in place do not communicate with the landlord without contacting your lawyer first. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a duplicate share certificate can be a time consuming process and frustrates many a Warwick home move. If a new share certificate is required, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. Some Warwick leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

Warwick Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

Are any of leasehold owners in arrears of their service charge liability? Who is in charge of the building? What prohibitions exist in the Warwick Lease?