I am selling my home in Lynton and the EA has just text me to advise that the buyers are swapping property lawyer. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Lynton ?

Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks justify this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed 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 claims that it is hearing daily from firms 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 purchasers are unlikely to have any impact on this.

Finally the sale completed on my house in Lynton last April yet the purchaser is telephoning daily to say his solicitor needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

After completion of your house sale your solicitor is obliged to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There are no post completion steps unique to conveyancing in Lynton.

I have justbeen informed that Action Conveyancing have closed. They conducted my conveyancing in Lynton for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lynton conveyancing specialists.

My husband and I are novice buyers - had an offer accepted, yet the agent has warned us that the owners will only proceed if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Lynton

It is improbable the sellers are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the owners and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Lynton conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a commission or hit his conveyancing targets pre-set by corporate headquarters.

I have read on a number of online forums that before choosing a conveyancing firm they need approved by your mortgage company. It happens to be my first home move but I have an AIP via Nat West Bank and I already have a high street conveyancing lawyer in Lynton lined up. Can Virgin Money require an approved conveyancer to be used? Does a directory of panel solicitors even exist for my conveyancing in Lynton?

You should choose a solicitor that is on the Virgin Money panel. Just ring your preferred Lynton conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not approved you have numerous options available to you here:

• Complete the deal with your existing Lynton but Virgin Money will undoubtedly use a from their approved list. This will result in additional charges and probable interruption.
• Get a fresh to conduct the conveyancing, ensuring that they are on the Virgin Money conveyancing panel.
• Convince your to do everything possible to get listed on the Virgin Money panel of solicitors.