My fiance and I are buying a newly converted apartment in Shepshed with a mortgage from Lloyds TSB Bank.We would like to retain our Shepshed conveyancing practitioner but Lloyds TSB Bank says his firm is not on their approved list of member firms. we are left little option but to use a Lloyds TSB Bank panel solicitor or keep our local solicitor and pay for a Lloyds TSB Bank panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Lloyds TSB Bank conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank

There are numerous conveyancing solicitors in Shepshed but how do I know who I should use?

Do not opt for the lowest Shepshed conveyancing costs illustration. You really do get what you’re paying 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.

I am assisting my step-mother sell her flat in Shepshed. Does the conveyancing solicitor arrange an energy performance certificate or should I organise this?

Following the demise of Home Information Packs, EPC’s was maintained a required part of moving house. An energy assessment should be to hand before the property is marketed. This is not as aspect of the sale process that law firms ordinarily organise. If you are instructing a Shepshed conveyancing solicitor they may help arrange energy performance certificates given their relationships with reputable Shepshed assessors

We are getting a further advance on our mortgage from Clydesdale as we wish to conduct improvements to our home in Shepshed. Are we obliged to appoint a local Shepshed solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

I used Wolstenholmes a few years ago for my conveyancing in Shepshed. I now require my file but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shepshed of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Shepshed with a loan from National Westminster Bank. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about this deal as it will put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've found a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Shepshed. Conveyancing advisers have not yet been appointed. Will they explain the issues?

Most houses in Shepshed are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Shepshed in which case you should be shopping around for a Shepshed conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

Shepshed Leasehold Conveyancing - A selection of Questions you should consider before buying

How much is the ground rent and service charge? Are there any major works on the horizon that will increase the maintenance charges? It would be wise to discover as much as possible concerning the managing agents as they will either make your life much easier or much more difficult. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the tidiness of the common parts. Enquire of other people whether they are happy with them. On a final note, find out the dates that the maintenance charges are due to the appropriate party and precisely how they are spending the funds.