Finally the sale completed on my house in Ryhope last July yet the purchaser is texting me to say their solicitor is waiting to hear from mine. What should have happened now that I have sold?

Following your house sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where appropriate, your conveyancer must also send confirmation that the mortgage has been redeemed to the buyers conveyancers. There are no post completion tasks just for conveyancing in Ryhope.

I am in the process of remortgaging my apartment in Ryhope, does my lawyer need to be on the UBS Solicitor panel?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

We are getting the release of further monies on our home loan from Clydesdale as we intend to carry out a loft conversion to our house in Ryhope. Are we obliged to appoint a high street Ryhope solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

The formalities of my purchase has taken place for my property in Ryhope. Conveyancing was satisfactory 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 Department at head office. In most cases complaints to a lender are sorted out 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 due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Ryhope solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 used Stirling Law a few years ago for my conveyancing in Ryhope. I now require my file but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ryhope of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am in the process of purchasing my 1st house in Ryhope. Conveyancing lawyer already appointed. The mortgage adviser pointed out that a survey is not needed as the house was only built twenty two years ago.

You would be well advised to commission a Home Buyer's Report. As the premises is over ten years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be sufficient. The report should highlight any apparent problems and suggest further investigation where relevant. If there are any indications of problems seek a full Building Survey from the beginning.