I am in the process of selling my house in Dymock and the estate agent has just called to warn that the purchasers are changing their conveyancer. The excuse is that the bank will only work with property lawyers on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to choose for their conveyancing in Dymock ?

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

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened 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 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 buyers are unlikely to have any sway in the decision.

My brother-in-law has suggested I instruct a conveyancing solicitor in Dymock. I I would like to check if they are on the Nationwide Building Society conveyancing panel. Can you assist?

You should contact the conveyancer and enquire whether they can act for the lender. Otherwise you can call Nationwide Building Society who may be able to confirm.

I am assisting my step-mother sell her property in Dymock. Does the solicitor commission an energy assessment or do I organise this?

After the abolition of Home Packs, energy assessments remained a compulsory element of moving property. An energy performance certificate should be to hand in advance of the property being marketed. This is not a task that solicitors ordinarily organise. Where you are using a Dymock conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with reputable local energy assessors

Is it the case that all Dymock conveyancing solicitors on the UBS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

We expect to receive a OIP from Coventry BS 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 Coventry BS recommend any Dymock solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

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

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Dymock and how can your lawyers assist?

The particular law that you refer to provides security of tenure to commercial leaseholders, granting the dueness to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Dymock is one of our numerous locations in which our lawyers are located

I'm remortgaging a house in Dymock. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.