I am nearing exchange of contracts for my house in Beckenham and the estate agent has just text me to advise that the purchasers are switching property lawyer. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a big named lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in Beckenham ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 purchasers are unlikely to have any impact on this.

Please could you suggest a Alliance & Leicester sanctioned Beckenham conveyancing firm who can have us moved in within a very limited time frame? Am I best advised to choose a high street Beckenham solicitor or a factory type firm?

We would be happy to suggest some excellent Beckenham conveyancing firms. You can also walk up the main road in Beckenham. Approach a couple of firms and request to see a conveyancing solicitor for a costs illustration. Mention your expectations together with your reasons and ask for an assurance on your deadline. Choose the one that appears most efficient.

We are looking to buy a property and require a conveyancing solicitor in Beckenham who is on the Leeds Building Society approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Beckenham.

When looking at moneysavingexpert.com for a cheap lawyer in Beckenham, most comment that I should use a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Beckenham is one of the many areas in England and Wales where there are Accredited lawyers.

I am looking for a conveyancing practitioner in Beckenham for my home move. Is it possible to check a solicitor's record with the profession’s regulator?

One can see presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.