I am nearing exchange of contracts for my home in Stoke Bishop and the estate agent has just called to advise that the buyers are appointing a new property lawyer. The excuse is that the bank will only engage with property lawyers on their approved list. On what basis would a major lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Stoke Bishop ?

Banks have always had panels of law firms they are content to work with, but in the last 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 blame a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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. Some do not even realise 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 not going to have any sway in the decision.

We are aiming to move property in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Stoke Bishop. Conveyancing firm was organised before I stumbled across your site.

On the afternoon of completion you will need to pick up the house keys from your estate agent however this should only be done after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be released. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a residential property solicitor in Stoke Bishop or a legal practice with expertise in conveyancing in Stoke Bishop.

Completion of my remortgage has taken place for my property in Stoke Bishop. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Stoke Bishop building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Stoke Bishop conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?

Your solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have todaydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Stoke Bishop for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The easiest way to see if the property is registered to you, you can carry out 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 Stoke Bishop conveyancing specialists.

We are one month into a residential purchase having been recommend to solicitors by the high street agent to carry out the conveyancing in Stoke Bishop. We are not happy. Can you you assist me in finding new solicitors?

They would have to be really bad in order to consider changing them. Has the mortgage offer been issued? If so you will need to make them aware of the replacement conveyancer and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid escalating charges and delays. That should be your first question of the new solicitors. Our find a solicitor tool will help you find a bank approved conveyancer for your home move in Stoke Bishop

I am looking to buy a flat and need a conveyancing solicitor in Stoke Bishop who is on the mortgage company solicitor panel. Can you recommend a Stoke Bishop or local Stoke Bishop solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Stoke Bishop. We dont recommend any particular solicitor.