I am progressing with the sale of my home in Sychdyn and the EA has just telephoned to warn that the buyers are changing their solicitor. The reason given is that the lender will only work with solicitors on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to select for their conveyancing in Sychdyn ?

Mortgage companies 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 Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies point to the increase in fraud by way of justification 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 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 buyers are unlikely to have any sway in the decision.

Can you explain why leasehold purchase conveyancing in Sychdyn costs more?

The conveyancing charges on a leasehold premises in Sychdyn is often more expensive when contrasted to a freehold transaction. This is due to the supplemental work required in communicating with the freeholder and management company to collate the evidence about whether the rent and service charges have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

My wife and I have recently appointed a conveyancing solicitor in Sychdyn. I I would like to check whether they are accepted on the National Westminster Bank conveyancing panel. Could you help?

The first thing you should do is phone your lawyer and ask them if they are on the lender panel. Alternatively you can get in touch with National Westminster Bank who may be able to assist.

My step-father has suggested that I appoint his conveyancing solicitors in Sychdyn. Do I take his advice?

No doubt the ideal way to choose a conveyancing practitioner is to have feedback from friends or family who have previously instructed the firm you're are thinking of instructing.

My 20yr old son is just in the process of moving home, the home loan was agreed last week in principle. One the seller agreed the offer on the flat we telephoned the lender to issue the formal offer. We were very surprised to learn that mortgage companies do not accept all solicitor, they must be on their panel, is this legal?

Lenders ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Sychdyn conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.