My fiancee and I are buying our first house. The lawyer has calledto see if we want to take out extra conveyancing searches. As novices we are clueless as to what's needed for conveyancing in Loughborough

The extent of Loughborough conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general appetite to risk. What matters is that you adequately understand what information the searches could provide. Then you can make a decision if you consider that you need that information. Should you be unsure, ask the solicitor to advise.

My fiance and I are buying a 3 bedroom flat in Loughborough with a homeloan from Coventry Building Society.We have a Loughborough conveyancing lawyer but Coventry Building Society informed us he's not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Coventry Building Society panel lawyer or keep our local solicitor and fork out for a Coventry Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Coventry Building Society use our lawyer?

No, not really. The mortgage issued to you contains terms and conditions, one of which will be that lawyers needs to be on the Coventry Building Society solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Coventry Building Society

Are all Loughborough Conveyancing Quality Solicitors on the Skipton conveyancing list of approved firms?

A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

Completion of my remortgage has taken place for my property in Loughborough. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Yorkshire BS have agreed my home loan in principle, my bid on a property in Loughborough has been agreed to, now what?

The property agent will want to be advised as to your property lawyer's details (make sure the conveyancers are on the lender’s approved list). Call up Yorkshire BS or the broker and finish off any outstanding paperwork. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Loughborough.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Loughborough. 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Loughborough

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. 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.

I have been recommended by two or three local property agents in Loughborough to find a property lawyer on your site. What’s the financial upside for Estate Agents to offer your site ahead of a competitor’s?

We refuse to offer any referral fee for sending work our way. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.