My brother-in-law has suggested I instruct a conveyancing solicitor in Sharnbrook. I I am struggling to find out if they are accepted on the TSB conveyancing panel. Can you or the lender confirm if they are on the panel?

You should call the solicitor and ask them if they can act for the bank. Otherwise you should get in touch with TSB who may be able to help.

Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who dealt with the conveyancing in Sharnbrook 5 years ago are no longer around. Will I be able to sell the house?

Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I am purchasing my first flat in Sharnbrook with a loan from Bank of Scotland. The sellers would not reduce the price so I negotiated 6k of additionals instead. The estate agent suggested that I not to tell my conveyancer about this side-deal as it will jeopardize my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.

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 need to instruct a conveyancing lawyer in Sharnbrook for my home move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?

You can review published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.

Me and my partner are buying a four bedroom apartmentin Sharnbrook with a residential mortgage from a lender. We would like to retain our lawyer in Sharnbrook but our bank says she’s not approved on their "panel". It seems we have little choice but to instruct from the our lender panel firms or stay with our Sharnbrook solicitor and pay for one of their panel ones to represent our mortgage company. This seems very unfair; Can we not simply insist that our bank use our Sharnbrook lawyer?

Unfortunately,no. The bank mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most mortgage companies had open panels, including almost all conveyancing solicitors in Sharnbrook : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.