Am I correct in assuming that the fact that my solicitor in Leicestershire is not on my mortgage company's conveyancing panel that there is a problem with the quality of his work?

That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Leicestershire conveyancing firm and ask them why they are no longer on the approved list for your bank.

We previously appointed solicitors located in Leicestershire on the Lloyds solicitor approved list. They have just invoiced me a separate fee for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. The charge is not set by Lloyds but by your Leicestershire conveyancer. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Leicestershire off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

After months of negotiation I have agreed a price on a house in Leicestershire. My mortgage broker suggested a property lawyer. I paid an on account payment of £225. A few days later, the conveyancer called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying a new build flat in Leicestershire. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Leicestershire

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.

I am looking to sell my home. My former lawyers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Leicestershire if that affects matters.

Please use our search tool to help you find a solicitor for your conveyancing in Leicestershire. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

My husband and I are new to the buying process - agreed a price, yet the agent told us that the vendor will only proceed if we appoint their preferred solicitors as they want a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Leicestershire

It is highly unlikely the sellers are behind this. If they want ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your preferred Leicestershire conveyancing firm - not the ones that will give their estate agent a commission or meet his conveyancing targets set by HQ.