I am expecting a offer of a home loan from Santander. My intention is to enlist the help of a Licensed Conveyancer in Morden Park. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

I'm the only beneficiary of my late father’s will and I have everything in my name now, including the house in Morden Park. The Morden Park property was put into my name in March. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in March. Do I have to wait half a year to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this requirement primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.

Completion of my remortgage has taken place for my property in Morden Park. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Morden Park solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Morden Park with a loan from Barclays Direct. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the deal as it will put at risk my loan with the lender. Should I keep quiet?.

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.

How simple is it to use your search app to select a conveyancing lawyer in Morden Park on the approved list for my lender?

Step one is to select a mortgage company such as Yorkshire Building Society, Chelsea Building Society or Platform Home Loans Ltd then type in your preferred area for example Morden Park. Conveyancing organisations in Morden Park and across England and Wales should be shown.

A licensed conveyancer dealt with my conveyancing in Morden Park seven years ago having stored my deeds but has now closed – What can I do to get hold of them?

Title deeds, as such, no longer exist as the majority of homes in Morden Park are archived electronically at Land Registry. If you need to show ownership or are disposing of or re-mortgaging your solicitor can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.