Please help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the level of cover for Willerby conveyancing?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Halifax and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

We are getting the release of further monies on our home loan from Leeds Building Society as we intend to carry out a loft conversion to our home in Willerby. Are we obliged to select a local Willerby solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Willerby solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 require expedited conveyancing in Willerby as I have pressure to complete within 3 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are are a mortgage free buyer you are at liberty not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Willerby the following are instances of what can crop up and therefore impact market value: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...

It has been five months since my purchase conveyancing in Willerby concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are novice buyers - had an offer accepted, but the selling agent told us that the seller will only issue a contract if we use the agent's recommended conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Willerby

We suspect that the owner is unaware of this ultimatum. Should the vendor want ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Willerby conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a introducer fee or meet his conveyancing targets set by head office.

Midway through the sale of a leasehold flat in Willerby. Conveyancing lawyers are doing their job but we are being charged a fortune by the landlord. So far we have paid £268 for a leasehold management information and then another £200 plus VAT for additional questions raised by the purchaser's conveyancing practitioner.

Your property lawyer will unlikely have any say over the level of the charges for this information but the typical costs for the information for Willerby leasehold property is £395. When it comes to Willerby conveyancing deals it is customary for the owner to cover the charges. The landlord or their agents are not duty bound to address such questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that requires fixed charges for administrative tasks. There is no statutory time frame by which they are duty bound to provide answers.