We are purchasing a 1 bedroom flat in Long Sutton with a mortgage. We like our Long Sutton solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Long Sutton conveyancer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Long Sutton conveyancing solicitor to apply to be on the conveyancing panel.

Do the conveyancing solicitors listed on your site execute auction conveyancing in Long Sutton?

We know of a number of auction solicitors we can put you in touch with those specialising in auction conveyancing. Long Sutton is just one of hundreds of areas of where our lawyers have offices.

A friend advised me that in purchasing a property in Long Sutton there may be various restrictions prohibiting external changes to the property. Is this right?

We are aware of anumerous of properties in Long Sutton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Long Sutton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am planning to move property in January. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Long Sutton. Conveyancing solicitor was found prior to coming across your page.

On the day of completion you can pick up the house keys from your selling agent however this can only occur when the sellers conveyancers inform the agent that they have the completion monies and the keys can be collected. You can advise the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can assist you in locating a residential property solicitor in Long Sutton or a solicitor that specialises in conveyancing in Long Sutton.

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The Long Sutton solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 am looking for a conveyancing solicitor in Long Sutton for my house move. Is there any facility to check a firm’s record with the profession’s regulator?

Members of the public may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training reasons.

My husband and I intend to purchase our 1st property in Long Sutton. Conveyancing lawyer already instructed. The financial consultant pointed out that a survey is not needed as the house was only built in 2001.

You would be best advised to commission a Home Buyer's Report. Given the residence is over 10 years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be sufficient. They will highlight any apparent problems and suggest further investigation where appropriate. Where there are any indications of problems obtain a full structural survey.