In the event thatI were to acquire a straightforward housein Rutland mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Rutland?

Any savings you would achieve would be isolated to the Rutland conveyancing searches. A conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with the sellers conveyancer, SDLT submission, register the title etc. You might save a bit for them not needing to register a mortgage but it will not be significant.

My wife and I purchasing a 4 bedroom semi-detached house in Rutland. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to determine if these works were previously refused?

Your property lawyer will review the registered title as conveyancing in Rutland can sometimes reveal restrictions in the title documents which restrict certain works or need the consent of a 3rd party. Some works call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

When it comes to lenders such as TSB, do Rutland lawyers incur an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We have a mortgage agreed in principle with Leeds Building Society. Rutland conveyancing lawyers were appointed. How long does it take for Leeds Building Society to issue the offer to the conveyancer?

Some lenders take longer than others. Have Leeds Building Society completed the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

A colleague recommended that where I am buying in Rutland I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Rutland conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Rutland around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Rutland.

The deeds to our house can not be found. The lawyers who handled the conveyancing in Rutland 5 years ago are no longer around. What do I do?

You no longer need to hold title official documentation to establish that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Rutland is where the house is located. What do you suggest?

Flying freeholds in Rutland are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rutland you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rutland 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.