I am nearing exchange of contracts for my ground floor flat in Princes Risborough and the estate agent has just e-mailed to say that the purchasers are swapping law firm. The reason given is that the mortgage company will only engage with solicitors on their approved list. On what basis would a major lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Princes Risborough ?

UK lenders have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose 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 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 not going to have any sway in the decision.

Do I have to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Princes Risborough so that I can pop in to their offices if necessary.

Whereas this was necessary 15 years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to instructing a locally based ayer, in your situation a conveyancing solicitor in Princes Risborough.

We are getting the release of further monies on our mortgage from Nationwide as we intend to conduct alterations to our home in Princes Risborough. Are we obliged to appoint a high street Princes Risborough solicitor on the Nationwide conveyancing panel to deal with the paperwork?

Nationwide do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.

We have agreed to purchase a house in Princes Risborough. An unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Princes Risborough.

I'm spending time viewing flats in Princes Risborough and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Barclays.

It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.

I am thinking of appointing a conveyancing practitioner in Princes Risborough for my purchase. Is it possible to review a solicitor's complaints history with the legal regulator?

Members of the public can find published Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 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 regulator may monitor call for training purposes.

How diverse are the property related services that Princes Risborough conveyancing practices provide?

Most Princes Risborough conveyancing solicitors will provide various services to home and land proprietors, sellers, first time buyers, freeholders and tenants which may include:

Private sale conveyancing in Princes Risborough or elsewhere in the country House purchase conveyancing in Princes Risborough and throughout England and Wales Conveyancing for council Right to Buy scheme All property dispute issues including rights of way and boundary disputes New build including off-plan Transfer of property or a share in a property