I have just been advised by my mortgage broker that my Sileby the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?

The sensible course of action for you to take is to contact your Sileby conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Last September we completed a house move in Sileby. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Sileby?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Sileby. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, the vendor fills in a form called a Seller’s Property Information Form. If the information proves to be inaccurate, you may have a misrepresentation claim against the owner 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 Sileby.

Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in Sileby 10 years ago are no longer around. What are my next steps?

As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, find your property and order up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I am buying my first flat in Sileby with a loan from Coventry Building Society. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this deal as it could jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Sileby is the location of the property. Can you shed any light on this issue?

Flying freeholds in Sileby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sileby you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sileby may decide 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.