I am in the process of selling my home in Boston and the EA has just text me to warn that the buyers are appointing a new law firm. The reason given is that the lender will only work with solicitors on their approved list. On what basis would a big named lender only deal with certain lawyers rather the firm that they want to select for their conveyancing in Boston ?

UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed 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 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 buyers are unlikely to have any sway in the decision.

My fiancee and I are purchasing our first property. Our conveyancer has e-mailedto ask if we would like to take out supplemental conveyancing searches. Frankly we are clueless as to what's needed for conveyancing in Boston

The extent of Boston conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your overall approach to risk. What is important is that you adequately appreciate what information the searches could supply. You may then decide if you personally think you need that information. Should you be in doubt, ask your conveyancing practitioner to recommend.

Are the Boston conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?

Boston conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.

My stepmother informed me that in buying a property in Boston there may be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of a number of properties in Boston which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Boston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am planning to move property in June. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Boston. Conveyancing firm was chosen prior to coming across your site.

On the afternoon of completion you can pick up the keys from the property agent however this should only occur after the sellers conveyancers advise the agent that they have the completion monies and the keys can be released. After that you will need to inform the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in choosing a residential property solicitor in Boston or a lawyer with expertise in conveyancing in Boston.

After much negotiation I have agreed a price on an apartment in Boston. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been sourcing a conveyancing solicitor in Boston for my house move. Can I check a solicitor's record with the profession’s regulator?

Anyone may see documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information 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 non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.