Me and my wife are buying a leasehold flat in Arnside. My Conveyancer has never been on on the mortgage company approved list. Is it possible for me to use my Arnside conveyancing solicitor notwithstanding that they are not on the lender panel?

You have a couple of options available to you here

• Complete the deal with your preferred Arnside lawyer but your bank will need to instruct a property lawyer from their approved list. This will result in additional charges together with likely interruption.
• Choose a new property lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Convince your lawyer to pull out all the stops to get accepted on the bank’s conveyancing panel

Me and my wife are buying our first house. The lawyer has contact usto enquire if we wish to take out supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Arnside

The scope of Arnside conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall approach to risk. What is important is that you properly appreciate what information each search could provide. You may then make a decision if you consider that you need that search. Should you be unclear, ask the property lawyer to provide guidance.

I am purchasing my first flat in Arnside with a mortgage from Chelsea Building Society. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about this extras as it could impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 am thinking of appointing a conveyancing practitioner in Arnside for my home move. Is it possible to review a solicitor's complaints history with the legal regulator?

One can read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training purposes.

What can I do to determine who is the owner of a property in Arnside?

Provided the premises is registered with the Land Registry, and you have the specifics of the location of the property, you should be able to view details from the the Land Registry of the recorded proprietor for a fee.