My wife and I are buying a 2 bedroom apartment in Wragby with a mortgage. We have a Wragby conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Wragby lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?

No, not really. 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. Another option that might be available is for your Wragby conveyancing solicitor to apply to be on the conveyancing panel.

I have given 8 weeks notice to my current landlord and must vacate my rented flat in Wragby by 7/2/2025. Conveyancing on my purchase has just started. Can I complete in 4 weeks as don't want to have to find temporary accommodation?

The normal practice is not to serve notice on a rental unless you have exchanged. If you have not already done so, notify to your conveyancer and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will aim to achieve

I have been on the look out for a flat up to £305k and identified one round the corner in Wragby I like with amenity areas and station nearby, however it's only got 52 years on the lease. I can't really find anything else in Wragby suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan that many years may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I need to instruct a conveyancing solicitor in Wragby for my purchase. Is there any facility to review a firm’s complaints history with the profession’s regulator?

Anyone may search for documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.

What can I do to discover who owns a house in Wragby?

Provided the premises is recorded at the Land Registry, and you have the specifics of the address of the property, you will be able to obtain details from the HMLR of the registered owner for a for less than a fiver.