Much to our surprise we have been advised by our estate agent that my Walton on the Naze solicitor is not on the mortgage company Solicitor panel. What can I do to check?

You need to call your Walton on the Naze lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

Our Walton on the Naze solicitor has uncovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My lawyer informs me that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

The formalities of my purchase has taken place for my property in Walton on the Naze. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Walton on the Naze solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 Walton on the Naze solicitor having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Walton on the Naze postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Walton on the Naze.

I need to instruct a conveyancing practitioner in Walton on the Naze for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?

One may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details 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. International callers, call +44 (0)121 329 6800. The SRA may monitor call for training purposes.

I have finally had an offer on an flat in Walton on the Naze agreed to, but there is a chain. The current proprietors have put an offer on on an apartment, although it’s not yet agreed to, and has viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Walton on the Naze. What do I do now? At what stage do I apply for the mortgage with Nationwide?

It is standard to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then survey, Walton on the Naze conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the Nationwide approved list. As to the subsequent phase this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Walton on the Naze.