I am progressing with the sale of my home in Beaconsfield and the EA has just telephoned to warn that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Beaconsfield ?

UK lenders have always had panels of law firms that can act for 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 over 25 years.

Mortgage companies point to the increase in fraud by way of justification for the cull – 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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.

At what point can the exchange of contracts occur in purchase conveyancing in Beaconsfield and am I required to be at the conveyancers branch?

Where you are near to one of the conveyancing solicitors in Beaconsfield you are invited in to sign documents. That being said, the lender approved solicitors we work with supply a national conveyancing service and give just as diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Beaconsfield)to be in the office available at the end of the phone to exchange contracts.

When it comes to mortgage companies such as Santander, do Beaconsfield lawyers face a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

How can we tell if a Beaconsfield conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Beaconsfield getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.

The formalities of my remortgage has taken place for my property in Beaconsfield. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

In my capacity as executor for the estate of my uncle I am disposing of a house in Swansea but reside in Beaconsfield. My solicitor (approximately 235 kilometers awayhas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Beaconsfield who can witness this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Beaconsfield

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.