My financial adviser has requested my Ringmer law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I obtain this. I have contacted my local Ringmer office but they have not responded to me.

Have you tried speaking to your Ringmer lawyer about this?. They should have a central record lender panel numbers.

I am the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Ringmer. The Ringmer property was put into my name in April. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the property in April. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the lender as this requirement is chiefly there to capture subsales or the wholesaling and assigning of property.

is it true that all Ringmer solicitor firms on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Ringmer. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Bank of Ireland your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Ringmer.

What will a local search inform me about the property I am buying in Ringmer?

Ringmer conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Ringmer conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am purchasing my first flat in Ringmer with a mortgage from Chelsea Building Society. The builders refused to budge the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my conveyancer about the deal as it will impact my loan with the lender. Should I keep quiet?.

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.

My mum and dad are having difficulties in finding their Ringmer land registry title on the website. They have a vague memory sixty years ago when they bought the bungalow there were complications concerning the post code not being recognised in some systems.

The vast majority of premises in Ringmer should be revealed. Have you attempted a search to just the postcode. Usually it will reveal all the houses and flats inside the postcode. Assuming the property is registered it will be there with a title number. Where they bought sixty years ago it's conceivable it may be unregistered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which might be with your parent’s bank.