I hired a local lawyer for my conveyancing in Leiston last week. Upon checking the small print it is apparent thatI am responsible for charges even if the movefalls through. Would I be best advised to instruct a web based solicitor practice promising no-sale-no-fee conveyancing in Leiston?

It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to offset the cases that do not proceed. Please beware that such offerings generally do not cover outlay such your Leiston conveyancing search charges.

My flat in Leiston is up for sale and I have a purchaser. Will the lawyer have to be required to be on the RBS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

My wife and I own a semi-detached Edwardian house in Leiston. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Godiva Mortgages Ltd 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Leiston 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 lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Leiston is where the house is located. Is there any guidance you can impart?

Flying freeholds in Leiston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leiston 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 Leiston may determine 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 residence.

I have read on numerous online forums that before selecting a conveyancing firm they need approved by your mortgage company. It happens to be my first house move but I have an offer in principle via Virgin Money and I already have a bricks and morter conveyancing lawyer in Leiston in place. Will Virgin Money insist on an approved lawyer to be used? Does a directory of approved conveyancers even exist for my conveyancing in Leiston?

You need to use a solicitor that is on the Virgin Money panel. The first thing to do is ring your chosen Leiston conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a couple of choices open to you here:

• Complete the deal with your chosen Leiston property lawyer but Virgin Money will no doubt retain a lawyer from their approved panel. This will result in additional charges and probable frustration.
• Get a fresh conveyancer to act in the purchase, obviously checking they are on the Virgin Money conveyancing panel.
• Convince your conveyancer to attempt to join the lender panel.