I am progressing with the sale of my ground floor flat in Llandyrnog and the estate agent has just telephoned to say that the purchasers are swapping law firm. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major lender only deal with specific law firms rather the firm that they want to choose for their conveyancing in Llandyrnog ?

UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say 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. Plenty of firms 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 not going to have any sway in the decision.

We note that you have a post code search directory listing solicitors on the UBS conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Llandyrnog?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandyrnog.

I am purchasing a terraced house in Llandyrnog. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Llandyrnog you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llandyrnog.

I'm remortgaging my primary home to a buy to let loan with Barclays and intend to use the remaining equity towards further house. The location we are looking at is Llandyrnog. Will your lawyers be able to act for the two lenders and link together the transactions?

Make use of our search tool on this site to check that the lawyers are on the relevant lender panels. Having checked that they are the solicitor will be able to simultaneously deal with the two transactions but you should talk with you lawyer and specify your expectations and needs.

I am thinking of appointing a conveyancing practitioner in Llandyrnog for my house move. Can I see a firm’s record with the profession’s regulator?

Anyone may review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.