I am obtaining a offer of a home loan from Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Finedon. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I had intended to instruct a conveyancing solicitor in Finedon for our house purchase. Our financial adviser informed us that our bank Aldermore won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had a different appetite for risk. Almost all Finedon conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum volume of transactions. Many Finedon conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Finedon is amongst the numerous areas where the solicitors we recommend are members of the panel for Aldermore.

I purchased a semi-detached Victorian house in Finedon. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Finedon and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.

I need to instruct a conveyancing solicitor in Finedon for my home move. Is there any facility to check a solicitor's record with the legal regulator?

You can review published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could monitor call for training purposes.

I pay a service charge for my appartment in Finedon. As a result of flawed financial planning I fell into arrears with payments. The freeholders agreed a clearance plan but there remains a couple of left to be paid.

I now wish to sell and I am worried this may threaten to derail the sale if I have to settle the arrears in advance. I'd like to sell up and then repay the arrears from the completion monies - is this achievable?

The conveyancing practitioner conducting your Finedon sale will hopefully be able to negotiate with the appropriate parties, and agree with them whether or not they would accept payment out of the sale proceeds. This is an example of why it might be good to appoint a lawyer in Finedon as they are likely to enjoy an open line of communication with the parties.