I am nearing exchange of contracts for my home in Rainford and the estate agent has just text me to say that the purchasers are swapping solicitor. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain law firms rather the firm that they want to choose for their conveyancing in Rainford ?

UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. 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 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 buyers are not going to have any impact on this.

My grandson is about to exchange on a new build apartment in Rainford with a mortgage from Santander. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

A relative suggested that where I am purchasing in Rainford I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes quoted for as part of the standard Rainford conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Rainford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Rainford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Rainford.

I am using a search engine for the term cheap conveyancing in Rainford it reveals many solicitorsin the area. With so much choice what is the best way to find the right conveyancing solicitor for my move?

The ideal method of finding a suitable conveyancer is through a trusted recommendation, so ask friends and relatives who have bought a property in Rainford or a reputable estate agent or financial adviser. Fees for conveyancing in Rainford vary, so it's sensible to obtain at least three estimates from different companies. Make sure that you know that the fees are fixed.

I need to switch lawyers as my Rainford lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?

In the event that you have not formally appointed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Rainford that you're thinking of instructing.