Me and my wife are acquiring our first house. Our conveyancing practitioner has e-mailedto ask if we wish to order supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Swanland

The extent of Swanland conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you properly comprehend what information each search could give you. Then you can decide if you personally think you need that search. Where you are uncertain, ask your conveyancing practitioner to explain.

Completed the sale of my flat in Swanland last January but our buyer keeps telephoning me complaining that her lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your sale your lawyer is committed to send the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also send confirmation that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Swanland.

We are getting the release of further monies on our mortgage from Barclays as we wish to conduct alterations to our property in Swanland. Do we need to choose a bricks and mortar Swanland solicitor on the Barclays conveyancing panel to handle the paperwork?

Barclays would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

Last month we had a mortgage agreed in principle with Nottingham. Swanland conveyancing lawyers were appointed. How long does it take for Nottingham to issue the offer to the solicitor?

There is no definitive answer here. Have Nottingham completed the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We expect to receive a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Swanland solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Swanland solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I own a terraced Victorian house in Swanland. Conveyancing practitioner acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swanland and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.

I am looking for a conveyancing solicitor in Swanland for my remortgage. Is it possible to check a solicitor's complaints history with the legal regulator?

You may read published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.