I am selling my apartment in Abingdon and the estate agent has just text me to advise that the purchasers are changing their law firm. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Abingdon ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. 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. Your buyers are unlikely to have any impact on this.

Do the conveyancing solicitors to be found on your site conduct auction conveyancing in Abingdon?

We know of a few auction lawyers we can connect you with those specialising in auction conveyancing. Abingdon is just one of our locations in which our lawyers have offices.

We were going to get a DIP from Nationwide 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 Nationwide recommend any Abingdon solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?

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

Intending to buy a house in Abingdon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Abingdon conveyancing practitioner is on the Nottingham conveyancing panel.

Lloyds have agreed my home loan in principle, my offer on a property in Abingdon has been agreed to, what happens next?

Your property agent will need to be advised as to your solicitor's details (be sure the property lawyers are on the bank’s approved list). Call up Lloyds or the broker and finalise any outstanding paperwork. Lloyds will instruct a valuer who will get in touch with the estate agent or owners to book a time for the valuation to occur. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Lloyds will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Abingdon.

I am four weeks into a residential purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Abingdon. We are not happy. Could you you assist me in finding new conveyancers?

A lawyer would have to be really poor in order to consider diss instructing them. Has your mortgage been sent? In the event that it has you will need to advise them of the replacement conveyancer and have the loan are re-sent. The solicitor ideally should be on the mortgage company panel to avoid added expenses and frustration. That should be your first question of the new conveyancers. The search tool can assist you in finding a bank approved conveyancer for your conveyancing in Abingdon

I cannot be present at my Abingdon conveyancing lawyers office to execute documents connected to my conveyancing in Abingdon – will this be an issue?

No. Abingdon conveyancing lawyers can handle home moves for clients across the country. You are unlikely to be required to visit a Abingdon conveyancers office. Almost all conveyancer can undertake all communications via phone, post and email - whatever works for you.