My partner and I have recently acquired a property in Leyland. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Leyland?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Leyland. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a SPIF. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Leyland.

My uncle passed away last year and as sole heir and executor I was left the house in Leyland. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?

If you plan to refinance then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.

I have been advised by my solicitor that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Leyland?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Leyland. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in April. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most banks would take a practical view as this obligation principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.

Can I be sure that the Leyland conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Leyland getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I have been sourcing a conveyancing practitioner in Leyland for my home move. Can I check a firm’s record with the legal regulator?

One can search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.

I am due to assess quotes for conveyancing in Leyland from numerous property lawyer and appoint one. Do I instruct them to sit tight until I a suitable house to buy.

You should only ask your conveyancing practitioner to open a file and order searches once the sales memorandum has been sent by the estate agent especially as Leyland conveyancing searches are costly.