My husband and I are planning to buy a home in Syston and are in fact using a Syston conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Ireland have this evening contacted us to advise us that they have now hit a problem as our Syston lawyer is not on their conveyancing panel. Please explain?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Syston lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

Have just purchased a probate house at auction in Syston. Conveyancing is required. What happens now?

Given that you are now for all intents and purposes signed on the dotted line you now have to find a conveyancing practitioner quickly as you will have a tight a drop dead date to complete the conveyancing. All auction property will have a corresponding legal pack. This will likely include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the lawyer instructed by you ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.

My solicitor has informed me that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Syston conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

We have agreed to purchase a house in Syston. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to satisfy these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Syston.

About to purchase a new build apartment in Syston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Syston

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.

How simple is it to use your search tool to choose a conveyancing lawyer in Syston on the panel for my mortgage?

First pick a lender such as Lloyds TSB Bank, Chelsea Building Society or Platform Home Loans Ltd then type in your preferred area such as Syston. Conveyancing firms in Syston and nationally will then be identified.

I own a leasehold house in Syston. Conveyancing and Lloyds TSB Bank mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Syston who acted for me is not around. What should I do?

First make enquiries of HMLR to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Syston conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Syston - Examples of Questions you should consider before Purchasing

Are any of leasehold owners in dispute over their service charge payments? What is the name of the managing agents? This question is useful as a) areas could result in problems for the block as the communal areas may start to deteriorate if services are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to know about it