I require conveyancing for an apartment in a relatively new development (five years old) in Spalding. The vast majority the appartments are already sold. Is it really necessary to order local searches for my conveyancing in Spalding?

You would be taking a significant risk in failing carrying out Spalding conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. Where time pressures and expenses are top of your issues you should discuss with your solicitor about the options such as indemnity insurance available to you

I am expecting a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Spalding solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

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

The formalities of my purchase has taken place for my property in Spalding. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Spalding solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 Spalding 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 acquired my apartment on 4 July and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Spalding expressed confidence that it would be recorded in a couple of weeks. Are titles in Spalding uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Spalding registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the buyer is living at the property thus an expedited registration is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

I am thinking of appointing a conveyancing lawyer in Spalding for my house move. Is it possible to check a solicitor's complaints history with the profession’s regulator?

Anyone may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, 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 monitor telephone calls for training requirements.

My lawyers in Spalding have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.