Me and my fiancee are buying our first home. Our conveyancer has messagedto check if we want to order supplemental conveyancing searches. As novices we have no idea as to what's needed for conveyancing in Ely

The number and type of Ely conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your overall attitude to risk. What matters is that you properly appreciate what information each search could provide. You may then make a decision if you consider that you need that information. If unclear, ask your solicitor to explain.

We wanted to use a property lawyer in Ely for our house purchase. Our financial adviser has since advised us that our mortgage lenders TSB won't deal with them. Surely this is unfair competition?

Banks in the main imposes restrictions either the type or the amount of conveyancing firms on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the amount of firms they allow to act for them. Be aware that TSB have no responsibility for the quality of advice provided by any member of TSB Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains differing opinions about the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Ely only execute very few conveyances per annum.

There are numerous conveyancing solicitors in Ely but how do I know who's good?

It would be unwise to be seduced by the cheapest Ely conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

The formalities of my purchase has taken place for my property in Ely. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It is unclear whether my mortgage offer requires a lease extension. I have called into my local Ely bank branch on numerous occasions and was told they are content with the situation and they would lend. My Ely conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

As long as the solicitor is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Ely is the location of the property. Can you shed any light on this issue?

Flying freeholds in Ely are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ely you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ely may ascertain 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 property.

Is it true that a Ely conveyancing practice got sued by a client for not carrying out comprehensive conveyancing investigations?

We are not aware of such a Ely conveyancing matter but according to a recent report, clients buying a property elsewhere in England successfully sued their solicitor due to development permission to erect a wind farm not being picked up in conveyancing searches.

If you are purchasing in Ely It is important that your conveyancer conduct all Ely conveyancing searches necessary making sure that you have relevant and current information ahead of acquiring a home in Ely.