I am in the process of selling my maisonette in Gwersyllt and the estate agent has just text me to say that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Gwersyllt ?

UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal 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 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. Your buyers are not going to have any impact on this.

Would the conveyancing solicitors that you recommend execute attended exchange conveyancing in Gwersyllt?

We do have a number of conveyancing specialists who can conduct one day exchanges. Do e-mail us to obtain a fee calculation and details as to availability.

Do the Building Society Association intend to launch a searchable register to list practices on the Norwich and Peterborough Building Society conveyancing panel for example in Gwersyllt?

We are not aware of any intention on the part of the BSA to promote such a tool.

I need some fast conveyancing in Gwersyllt as I have a deadline to complete within 4 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Gwersyllt the following are instances of what can arise and therefore affect future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

My mum and dad are unable to locate their Gwersyllt property on the HMLR online search facility. They have a vague recollection 48 years ago when they acquired the bungalow there were complications concerning Gwersyllt not being recognised in some systems.

The vast majority of residences in Gwersyllt should show up. Have you tried a search with simply the postcode. Normally it will identify all the houses and flats within the postcode. Where recorded it will be there with a title number. If they bought 50 years ago it's conceivable it may be not yet registered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title papers which might be with your parent’s lender.