I am selling my apartment in Beverley and the EA has just text me to say that the purchasers are swapping conveyancer. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Beverley ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

When it comes to mortgage companies such as Virgin Money, do Beverley conveyancers face an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

How can we tell if a Beverley conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Beverley obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.

At last I have had an offer on an apartment in Beverley agreed to, but there is a chain. The owners have offered on a property, however it’s not yet tied up, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Beverley. What should be my next step? At what point should I apply for the mortgage with Principality?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Beverley conveyancing search costs, etc). First, you should check that your solicitor is on the Principality conveyancing panel. Regarding the next steps this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a rising market many buyers will apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they request their solicitor to move forward with searches.

I used Wolstenholmes several years ago for my conveyancing in Beverley. I now require my papers but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Beverley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am 17 days into a freehold purchase having been referred to conveyancers by the local agent to do our conveyancing in Beverley. I am am starting to be disappointed with the quality of service. Can you help me find new conveyancers?

A solicitor would have to be very bad in order to consider changing them. Has the loan offer been generated? In the event that it has you need to advise them of the replacement solicitor and ensure the mortgage documents are re-sent. Your new conveyancer needs to be on the mortgage company approved list to avoid added charges and delays. That should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a bank approved solicitor for your conveyancing in Beverley

My offer on semi in Beverley has been accepted, but there is a chain. The vendors have put an offer on a property, however it’s not yet tied up, and has viewings of other flats in the pipeline. I have selected a local conveyancing solicitor in Beverley. What should be my next step? When do I get the mortgage application with Clydesdale started with Clydesdale?

It is normal to have apprehensions where there is an associated chain given your reluctance to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Beverley conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the Clydesdale conveyancing panel. Concerning the subsequent stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a rising market many purchasers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with searches.