Please help. My Leicester solicitor is informing me me that he is legally obliged toconduct Leicester conveyancing searches becausethe firm are on the HSBCconveyancing panel. These Leicester checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Leicester conveyancing searches.

We note that you have a search directory listing law firms on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Leicester?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Leicester.

I'm the only recipient of my late mum's will and I have everything in my name now, including the house in Leicester. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the property in July. Do I have to wait half a year to sell?

The CML handbook obliges 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 affected by that. Some banks would take a practical view as this clause primarily exists to identify subsales or the quick reselling of property.

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

When it comes to conveyancing in Leicester seeking recommendations is a good starting point. 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 recommend that you speak with the solicitor handling your conveyancing.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being problematic. The Leicester solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am using a search engine for the term cheap conveyancing in Leicester it shows results of numerous solicitorslocally. How do I determine which is the suitable conveyancing solicitor for purchase transaction?

The preferential way of choosing the right conveyancer is via personal referral, so enquire of friends and those you trust who have bought a property in Leicester or the reputable estate agent or financial adviser. Fees for conveyancing in Leicester vary, so it's a good idea to secure at least three fee calculations from varying types of property lawyers. Be sure to seek confirmation that the charges are guaranteed not to escalate.

I own a leasehold flat in Leicester. Conveyancing and Barclays mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Leicester who previously acted has long since retired. What should I do?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. You do not need to instruct a Leicester conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Leicester - A selection of Queries Prior to buying

Are any of leasehold owners in arrears of their service charge payments? Most Leicester leasehold flats will incur a service charge for maintenance of the block invoiced by the management company. If you buy the apartment you will have to meet this contribution, usually in instalments throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent for you to pay yearly, ordinarily this is not a significant amount, say approximately £25-£75 but you should to check as on occasion it can be many hundreds of pounds.