We hope to to buy with Loughborough BS. I went into a couple of local solicitors but am unable to find a Warwickshire conveyancing firm on the Loughborough BS panel. Can you assist?

Please do make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type Warwickshire or your preferred area and you will be presented with a number of lawyer offices in Warwickshire or near you.

My fiancee and I are in the process of looking at flats in Warwickshire and I am about to put in an offer. Should I already have a solicitor in place at this point? I intend to finance via a mortgage with UBS.

It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Warwickshire solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Warwickshire. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My partner and I are downsizing from our house in Warwickshire and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Warwickshire lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Warwickshire. Having lived in Warwickshire for many years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Warwickshire is the location of the property. Can you offer any opinion?

Flying freeholds in Warwickshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Warwickshire you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warwickshire may ascertain 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 property.

In searching the internet for the words cheap conveyancing in Warwickshire it shows results of many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?

The preferential method of choosing the right conveyancer is through a personal referral, so ask friends and family who have bought a property in Warwickshire or the respected estate agent or mortgage broker. Fees for conveyancing in Warwickshire vary, so it's a good idea to request a minimum of three fee estimates from varying types of solicitors. Dont forget to clarify what costs in the quote includes.