My wife and I have recently appointed a conveyancing solicitor in Sidcup. I need to find out whether they are accepted on the approved list of lawyers. Could you or the lender confirm if they are on the panel?

The first thing you should do is call your solicitor and ask them whether they can act for the bank. Otherwise you should get in touch with who may be able to confirm.

Completion of my purchase has taken place for my property in Sidcup. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most 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. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being problematic. The Sidcup solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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 have instructed a Sidcup having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sidcup surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I decided to have a survey completed on a house in Sidcup ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to grant a loan on a flying freehold house.

It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sidcup. Conveyancing will be smoother if you use a solicitor in Sidcup especially if they regularly deal with such properties in Sidcup.

Is it best to choose a Sidcup conveyancing practitioner based in the location that I am hoping to buy? An old friend can conduct the conveyancing however his firm is located 300miles drive away.

The primary upside of using a local Sidcup conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and pester them if necessary. Having local Sidcup know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were happy that must outweigh using an unfamiliar Sidcup conveyancing solicitor solely due to them being based in the area.

Is it true that a Sidcup conveyancing firm got sued by clients for not carrying out the right conveyancing searches?

Our attention has not be brought to such a Sidcup conveyancing matter but it has been reported that, a couple buying a property in Cumbria successfully sued their due to development permission to erect a wind farm not being identified in conveyancing searches.

Where you are purchasing in Sidcup It is critical that your conduct all Sidcup conveyancing searches needed to ensure you have accurate and current information before buying a property.