My fiance and I are looking to purchase a house in Water Orton and are in fact using a Water Orton conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. have this evening contacted us to inform me that there is now an issue as our Water Orton conveyancer is not on their approved list of lawyers. Please explain?

When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Water Orton solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

Are there restrictive covenants that are commonly picked up during conveyancing in Water Orton?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Water Orton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Water Orton. 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 are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Water Orton

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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.

Due to the encouragement of my in-laws I had a survey completed on a house in Water Orton ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not give a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Water Orton. Conveyancing may be slightly more expensive based on your lender's requirements.

Should one as executor remove a departed person's details from the title deeds for a house in Water Orton?

Where a Water Orton property is jointly owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your conveyancer would simply be asked to evidence why the co proprietor is missing from the transfer, such as the probate documents.

With the aim of making things simpler for the sale of the property you can apply to have the deceased name removed from the title by applying to HM Land Registry with proof of the death. There is no land registry fee payable.