Our solicitor has identified a a problem with the lease for the apartment we are purchasing in Mickleover. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the bank is content with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender specifications have to be complied with.

I am purchasing a property and the lawyer has referenced Chancel Repair to which the house could be obligated to contribute to as it falls into the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Mickleover

Unless a prior purchase of the property completed post 12 October 2013 you may assume that solicitors handling conveyancing in Mickleover to remain recommending a chancel search and or chancel repair liability policy.

My wife and I purchased a 4 bedroom Edwardian house in Mickleover. Conveyancing practitioner acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Skipton Building Society to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mickleover and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.

In sourcing the world wide web for the term conveyancing in Mickleover it brings up many conveyancerslocally. How do I determine which is the right property lawyer for the sale of my house?

The ideal way of seeking a suitable conveyancer is via personal referral, so seek the counsel of friends and family who have bought a property in Mickleover or a respected estate agent or mortgage broker. Fees for conveyancing in Mickleover vary, so it's a good idea to obtain at least four costs illustrations from different solicitors. Make sure that you clarify that the fees are fixed.

I have noted on numerous consumer advice websites that before choosing a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an offer in principle from HSBC and I already have a high street conveyancing lawyer in Mickleover on standby. Will Santander require an approved lawyer to be selected? Does a directory of panel solicitors even exist for my conveyancing in Mickleover?

You need to instruct a solicitor that is on the Santander panel. Simply telephone your preferred Mickleover conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have a couple of alternatives available to you here:

• Complete the purchase with your chosen Mickleover conveyancing practitioner but Santander will no doubt use a conveyancing practitioner from their conveyancing panel. This will result in additional charges and potential frustration.
• Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
• Convince your conveyancer to pull out all the stops to get listed on the Santander conveyancing panel.