I am selling my home in Royton and the estate agent has just called to say that the buyers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a leading lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Royton ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

I have been referred to a conveyancing solicitor in Royton. I need to find out whether they are on the Nationwide Building Society conveyancing panel. Could you help?

You should contact your lawyer and ask them if they can act for the bank. Alternatively you can call Nationwide Building Society who may be able to confirm.

Just acquired a semi-detached house in Royton , how long should it take for the Land Registry to record the transfer to my name? My Royton conveyancing solicitor works at snail pace, so I want to check the registration formalities are concluded.

As far as conveyancing in Royton is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. As of today approximately 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected after the new owner has moved in to the premises so registration formalities is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

I am thinking of appointing a conveyancing lawyer in Royton for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?

One may find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded call for training reasons.

Been on the hunt for a conveyancing practitioner for leasehold sale conveyancing in Royton. I'm selling, simple no mortgage to discharge, no rush, no onward purchase. Received a quote from a conveyancing practitioner for £1000 excluding VAT which is a tad steep considering its so straightforward. Can I pay less for conveyancing in Royton?

Considering it’s a sale only, £450 + VAT would be about the best for a Royton solicitor firm.