My wife and I are planning to acquire a flat in Marylebone and are in fact using a Marylebone conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this afternoon contacted us to advise us that there is now an issue as our Marylebone solicitor is not on their conveyancing panel. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Marylebone lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

Me and my partner are acquiring our first home. The conveyancer has calledto see if we would like to purchase additional conveyancing searches. We are really unsure what's necessary for conveyancing in Marylebone

The scope of Marylebone conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you adequately comprehend what information the searches could supply. You may then decide if you personally think you need that search. If uncertain, ask the property lawyer to provide guidance.

My wife and I have recently appointed a conveyancing solicitor in Marylebone. I I am struggling to find out if they are on the Coventry Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?

The first thing you should do is call your solicitor and enquire whether they can act for the lender. Otherwise please call Coventry Building Society who may be able to confirm.

My father has suggested that I use his conveyancing solicitors in Marylebone. Do I take his recommendation?

No doubt the best way to select a conveyancing lawyer is to seek feedback from friends or family who have actually used the solicitor you're considering.

I need to find a bank panel solicitor in Marylebone. Can you assist?

It is not clear why you need a Marylebone panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Marylebone are on their panel . If you do find such a firm in Marylebone not listed please direct them to our site to list. After all the cost is only one £1 a month