I am selling my maisonette in St Luke's and the EA has just telephoned to advise that the purchasers are swapping law firm. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a big named lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in St Luke's ?

Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies attribute this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. Your buyers are unlikely to have any sway in the decision.

Me and my partner are acquiring our first home. Our solicitor has messagedto ask if we would like to purchase supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in St Luke's

The scope of St Luke's conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general approach to risk. What matters is that you properly appreciate what information the searches could supply. You may then make a decision if you consider that you need that search. Where you are uncertain, ask your property lawyer to offer guidance.

I am planning to acquire a flat and require a conveyancing solicitor in St Luke's who is on the Skipton Building Society approved. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as St Luke's. We dont recommend any particular firm.

In what way does the Landlord & Tenant Act 1954 affect my commercial premises in St Luke's and how can your lawyers assist?

The 1954 Act affords security of tenure to business lessees, granting the a statutory right to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in St Luke's

I need to instruct a conveyancing practitioner in St Luke's for my home move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

You can see documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.