I am selling my maisonette in Blaydon On Tyne and the estate agent has just called to advise that the purchasers are appointing a new law firm. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a major lender only work with specific lawyers rather the firm that they want to select for their conveyancing in Blaydon On Tyne ?

Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say 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 purchasers are unlikely to have any impact on this.

Some advice if I may. My Blaydon On Tyne lawyer is informing me me that he has toconduct Blaydon On Tyne conveyancing searches becausethe firm are on the HSBCconveyancing panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Blaydon On Tyne conveyancing searches.

We see that you have a post code search directory identifying solicitors on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Blaydon On Tyne?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blaydon On Tyne.

Does a directory service exist listing Barclays panel conveyancers in Blaydon On Tyne on the Building Society Association’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings visible over the internet. If you are in need of a Blaydon On Tyne property lawyer on the Barclays please use our facility.

My partner and I are at the point of looking at flats in Blaydon On Tyne and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Lloyds.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

I have decided to exercise my right to buy my property in Blaydon On Tyne off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

Is there a reason that Blaydon On Tyne conveyancing costs are higher for leasehold and freehold properties?

There is always more work required in leasehold conveyancing. Blaydon On Tyne has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.