My wife and I are intending to acquire a 1 bedroom apartment in Long Ashton with a mortgage. We would like to retain our Long Ashton solicitor, but the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Long Ashton conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; are we not able to demand that the lender use our Long Ashton lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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. Another option that might be available is for your Long Ashton conveyancing lawyer to apply to be on the conveyancing panel.

It is is a decade since I acquired my home in Long Ashton. Conveyancing solicitors have recently been retained on the sale but I can't locate my title deeds. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may stored with the lawyers who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Long Ashton relates to registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.

My lender has suggested a law firm on their panel based in Long Ashton but I would rather use a conveyancing lawyer in Long Ashton or nearer to where I live. Are you able to help?

The minority of Long Ashton conveyancing firms are listed all lender’s conveyancing panel. Do make the most of the above search tool to find a Long Ashton conveyancing solicitor on the on the bank panel.

I am purchasing my first flat in Long Ashton with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not disclose to my conveyancer about the extras as it could adversely affect my mortgage with Lloyds TSB Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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 am looking for a conveyancing practitioner in Long Ashton for my home move. Can I see a firm’s complaints history with the legal regulator?

Anyone can find documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.