I have been referred to a conveyancing solicitor in Arley. I need to find out if they are accepted on the Leeds Building Society conveyancing panel. Could you assist?

The first thing you should do is contact your solicitor and ask them whether they can act for the bank. Otherwise you should get in touch with Leeds Building Society who may be able to confirm.

I require fast conveyancing in Arley as I am under a deadline to exchange contracts in less than one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash purchaser you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Arley the following are instances of issues that can appear and therefore impact future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Arley is the location of the property. What do you suggest?

Flying freeholds in Arley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Arley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arley 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.

I have been sourcing a conveyancing practitioner in Arley for my purchase. Is there any facility to check a firm’s record with the profession’s regulator?

Anyone may find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.

My father-in-law mentioned 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 with Nat West Bank and I already have a bricks and morter conveyancing lawyer in Arley lined up. Can HSBC require an approved conveyancer to be instructed? Does a directory of panel firms even exist for my conveyancing in Arley?

You need to use a solicitor that is on the HSBC panel. The simplest thing to do is ring your chosen Arley conveyancing solicitor to check if they are on the HSBC panel. If they are not approved you have a couple of options open to you here:

• Proceed with your existing Arley conveyancer but HSBC will no doubt instruct a solicitor from their approved panel. The net impact is additional charges together with likely delay.
• Get a new conveyancing practitioner to act in the purchase, not forgetting to check that they are on the HSBC conveyancing panel.
• Appeal to your lawyer to apply to join the lender panel.