We're in Cheslyn Hay, First time buyers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have been told by my lawyer that lack of right of way insurance is required on my purchase. What is the level of cover for Cheslyn Hay conveyancing?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Cheslyn Hay. The Cheslyn Hay property was put into my name in December. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in December. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some banks would take a sensible view as this clause is primarily there to identify the purchase and immediately sell or the flipping of property.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Cheslyn Hay lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I am buying a new build apartment in Cheslyn Hay. 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.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cheslyn Hay

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I was recommended by a number of property agents in Cheslyn Hay to get a quote from a solicitor on your site. Is there a financial upside for Estate Agents to recommend your lawyers ahead of a competitor’s?

We don’t offer any referral fee for sending work in our direction. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am thinking of appointing a conveyancing solicitor in Cheslyn Hay for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?

One may search for published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.