Much to our surprise we have been told by our mortgage adviser that my Queen's Park solicitor is not on the lender Solicitor panel. How can I check?

You need to call your Queen's Park conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

Can you clarify what the consequences are if my solicitor is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Queen's Park?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Queen's Park. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the property in November. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many mortgage companies would take a sensible view as this clause principally exists to identify the purchase and immediately sell or the quick reselling of properties.

I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Queen's Park solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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 Queen's Park property lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Queen's Park 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 own a renovated Georgian house in Queen's Park. Conveyancing practitioner represented me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be 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 Queen's Park and other locations in 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 purchasers. You can also check the position with your conveyancing solicitor who completed the work.

I'm purchasing a new build house in Queen's Park with a loan from Nottingham Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my conveyancer about the side-deal as it could affect my mortgage with Nottingham Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.