we are a couple who decided to purchase a newly converted flat in Wroxham with a mortgage from Platform Home Loans Ltd.We would like to retain our Wroxham conveyancing solicitor but Platform Home Loans Ltd says his firm is not listed on their "panel". We have to appoint a Platform Home Loans Ltd panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its various provisions, one of which will be that conveyancers must be on the Platform Home Loans Ltd solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd

I am assisting my mother sell her property in Wroxham. Will the conveyancing solicitor arrange the energy performance certificate or it is for the seller to see to?

Following the demise of Home Packs, energy performance certificates was retained a mandatory element of moving house. An EPC must be to hand before the property is marketed. This is not something that solicitors normally arrange. If you are instructing a Wroxham conveyancing practitioner they might be willing to arrange energy assessments given their relationships with reputable Wroxham assessors

This question may be naive but I am unexperienced as a first time purchaser of a ground floor flat in Wroxham. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Wroxham?

On the day of completion you will not be required to attend the conveyancers office in Wroxham. Your solicitors will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

Is it correct that all Wroxham CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

I used Action Conveyancing a few years ago for my conveyancing in Wroxham. I now require my file but the law firm is no longer operating. What do I do?

You should call 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 Wroxham 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.

Given that I am about to spend over three hundred thousand on a garden flat in Wroxham I wish to talk to a conveyancer regarding thehome move ahead of instructing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Wroxham.There is no ‘factory style conveyancing’ - every client is an important person, not a case number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Wroxham should be the figure that you are charged.

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my apartment purchase in Wroxham , but I am anxious proceed. Do I have options?

You can agree a lower deposit. Many vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment