I am six weeks into the sale of my ground floor flat in Sunningdale and the EA has just text me to warn that the buyers are switching law firm. The excuse is that the lender will only engage with solicitors on their approved list. Why would a big named lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in Sunningdale ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. 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 being contacted daily by practices that have been removed from panels. Some 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 buyers are unlikely to have any sway in the decision.

Various online forums that I have visited warn that are the main cause of stalling in Sunningdale conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Sunningdale.

I used Action Conveyancing a few years past for my conveyancing in Sunningdale. Now, I need my files but cannot find the solicitor. 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 Sunningdale of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Sunningdale differ for newly converted properties?

Most buyers of new build premises in Sunningdale come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Sunningdale typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sunningdale or who has acted in the same development.

I have been sourcing a conveyancing practitioner in Sunningdale for my home move. Is it possible to review a firm’s record with the profession’s regulator?

You may see published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.