I have just been advised by my mortgage broker that my Widnes solicitor is not on the mortgage company Solicitor panel. How can I be certain whether this is indeed the case?

Your first step should be to call your Widnes lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Widnes conveyancing firm that is on the approved list of lawyers for your lender.

We are purchasing a property and need a conveyancing solicitor in Widnes who is on the Clydesdale approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Widnes.

Are the BSA intent on creating a online directory to list practices on the Coventry BS conveyancing panel for example in Widnes?

We are not aware of any intention on the part of the BSA to promote such a search facility.

Will my solicitor be raising enquiries about flooding as part of the conveyancing in Widnes.

Flooding is a growing risk for lawyers dealing with homes in Widnes. Some people will buy a house in Widnes, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Widnes. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to discover whether the premises has historically flooded. In the event that the property has been flooded in past which is not notified by the owner, then a buyer could commence a claim for damages as a result of such an incorrect response. The buyer’s conveyancers should also carry out an enviro report. This will reveal whether there is any known flood risk. If so, further inquiries should be carried out.

I have been sourcing a conveyancing lawyer in Widnes for my home move. Can I review a solicitor's complaints history with the profession’s regulator?

You may review presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.