I am in the process of selling my house in St Leonards On Sea and the estate agent has just telephoned to warn that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in St Leonards On Sea ?

Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lending institutions justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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. The buyers are unlikely to have any impact on this.

The sellers of the property we are hoping to buy have instructed a conveyancing solicitor in St Leonards On Sea who has suggested a lock out agreement with a deposit 6,000. Are such agreements sensible?

Lock out contracts are contracts binding a home vendor and prospective buyer granting the buyer exclusive rights to purchase the property within an agreed time frame. Essentially, an exclusivity agreement is a contract stating that you should receive a contract at a later date which is the main conveyancing contract. It is generally utilised for buyer protection though in many situations, the vendor may enjoy an upside from such agreements as well. There are many pros and cons to using them but you should to check with your lawyer but beware that it may end up incurring more in conveyancing fees. In light of these reasons these agreements are not popular when it comes to conveyancing in St Leonards On Sea.

How up to date is your database of St Leonards On Sea solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?

St Leonards On Sea conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

My father has recommend that I use his lawyers for conveyancing in St Leonards On Sea. Do I take his guidance?

There are no two ways about it the best way to select a conveyancing lawyer is to get recommendations from friends or family who have actually used the conveyancer you're contemplating using.

I'm selling a flat in St Leonards On Sea. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.