I am selling my maisonette in Bovey Tracey and the estate agent has just called to say that the buyers are swapping conveyancer. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Bovey Tracey ?

UK lenders have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been tightened 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. Plenty of firms 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 buyers are not going to have any impact on this.

How up to date is your database of Bovey Tracey solicitors on the TSB conveyancing panel? Do TSB send you an updated list?

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

I had a mortgage agreed in principle with Nottingham. Bovey Tracey conveyancing practitioners were instructed. How long does it take for Nottingham to forward the offer to the conveyancer?

Some lenders take longer than others. Have Nottingham done the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We expect to receive a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Bovey Tracey solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?

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

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bovey Tracey building society branch on various occasions and was told they are content with the situation and they would lend. My Bovey Tracey conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the conveyancer is on the bank approved list, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

As co-executor for the will of my grandfather I am disposing of a residence in Cardiff but reside in Bovey Tracey. My solicitor (approximately 260 kilometers from meneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Bovey Tracey to witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Bovey Tracey

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.