Is the fact that my solicitor in Barnard Castle is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Barnard Castle conveyancing firm and enquire why they are no longer on the approved list for your lender.

AssumingI was to acquire a straightforward housein Barnard Castle for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Barnard Castle?

The only reduction in fees you would achieve is the Barnard Castle conveyancing searches. Your lawyer still be obliged to do everything else - money laundering, liaising with your sellers conveyancing practitioner, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a mortgage however it won't be meaningful.

It is is a decade since I bought my property in Barnard Castle. Conveyancing solicitors have just been appointed on the sale but I am unable to find my title documents. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be kept by your mortgage company or they could be archived with the conveyancers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Barnard Castle involves registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.

I am purchasing my first flat in Barnard Castle with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my solicitor about the deal as it would impact my mortgage with the bank. Is this normal?.

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 have been sourcing a conveyancing solicitor in Barnard Castle for my remortgage. Is it possible to see a firm’s record with the profession’s regulator?

You can see published Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.