I plan on acquiring residence in Nuneaton. My Solicitor is not listed on the bank approved panel. Am I still permitted to use my Nuneaton conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
You have a couple of alternatives open to you here
- Proceed with your preferred Nuneaton conveyancer but your lender will no doubt retain a property lawyer on their approved panel. The net result is additional cost and potential delay.
- Choose a new conveyancing practitioner to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your solicitor to attempt to join the mortgage company panel
My partner and I are refinancing our maisonette in Nuneaton with Coventry BS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the Coventry BS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Coventry BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Coventry BS. This is solely used to protect Coventry BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Coventry BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have 71 years remaining on my lease and need a lease extension for my apartment in Nuneaton. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/6/2025 the requirements read as follows :
I used Action Conveyancing a few years past for my conveyancing in Nuneaton. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nuneaton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
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 simple, chain free conveyancing. Nuneaton is the location of the property. Can you offer any advice?
Flying freeholds in Nuneaton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nuneaton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nuneaton 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 premises.
Back In 2009, I bought a leasehold flat in Nuneaton. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Nuneaton who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Nuneaton conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Nuneaton Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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This question is important as a) areas could result in problems for the building as the common areas may start to deteriorate if repairs remain unpaid b) if the tenants have a dispute with the running of the building you will want to have complete disclosure Does this lease have more than 90 years unexpired? It is important to be aware whether changing the roof or some other significant cost is coming up that will be shared amongst the leasehold owners and could well dramatically increase the the service costs or result in a one off invoice.