I am one month into the sale of my apartment in Syston and the EA has just called to warn that the buyers are changing their conveyancer. The excuse is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a major lender only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Syston ?

Banks have always had panels of law firms that can represent 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 25 years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. 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 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. Your purchasers are unlikely to have any impact on this.

Due to move into my new home in Syston next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the lender expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not limited to conveyancing in Syston.

What is the first thing I need to know concerning purchase conveyancing in Syston?

You may not hear this from too many lawyers but conveyancing in Syston or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the legal transfer of property. For instance, the seller, estate agent and even potentially a lender. Appointing a lawyer for your conveyancing in Syston an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to protect your best interests and to keep you safe.

Every so often a third party with a vested interest will attempt to convince you that you should follow their advice. For instance, the estate agent may claim to be helping by suggesting your solicitor is slow. Or your financial adviser may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.

Can you help - my lawyer advises that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Syston?

The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

We expect to receive a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Syston solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Syston solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

Completion of my remortgage has taken place for my property in Syston. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

A loan agreement from a lender for the remortgage of my 2 bedroom garden flat is due within the next few days. Can you recommend a cheap remortgage conveyancing lawyer in Syston ?

You are on the wrong site if you are in need of a cheap conveyancing solicitors in Syston. We can offer you cost effective conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by companies offering £99 conveyancing in Syston.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not receive the service expected.