I am progressing with the sale of my flat in Millwall and the EA has just e-mailed to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Millwall ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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.

Do banks and building societies provide you with an approved list of Millwall conveyancing solicitors? How do you know who is on the RBS conveyancing panel?

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

My partner and I are in the throws of looking at apartments in Millwall and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I am planning to take a mortgage with Aldermore.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are seeking a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

Completion of my purchase has taken place for my property in Millwall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

After shopping around on the internet I have found a Millwall lawyer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Millwall postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Millwall.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who handled the conveyancing in Millwall 5 years ago are no longer around. What are my options?

As long as you have a registered title the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in Millwall?

At this site secure a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Millwall. Unlike many estate agents and many comparison sites we do not charge firms a commission if you appoint them for your home move in Millwall