I am one month into the sale of my ground floor flat in Streetly and the estate agent has just text me to say that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a leading lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Streetly ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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.

What does my ID and proof of funds have anything to do with my conveyancing in Streetly? Is this really warranted?

Streetly conveyancing solicitors as well as nationwide property practitioners throughout the UK have a duty under money laundering regulations to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement no older than three months).

Proof of the origin of monies is also required under the money laundering laws as lawyers have a duty to check that the money you are using to acquire a property (be it the exchange deposit or the full purchase monies where you are a cash purchaser) has originated from an acceptable source (such as an inheritance) as opposed to the product of illegitimate behaviour.

Can you point me to a directory of Santander panel solicitors in Streetly on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings available online. Where you are seeking to appoint a Streetly conveyancing practitioner on the Santander please use our tool.

I had a mortgage agreed in principle with Virgin Money. Streetly conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

Some lenders take longer than others. Have Virgin Money conducted the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The formalities of my remortgage has taken place for my property in Streetly. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. 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 who will take matters further.

I need to instruct a conveyancing practitioner in Streetly for my purchase. Can I check a firm’s record with the legal regulator?

One can read published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.

What is the best way of identifying a freehold conveyancing in Streetly?

Option 1 is to ask the people you trust who they used in the past and if they were happy with the service. Second, use a search tool on the web for conveyancing in Streetly. Telephone a couple or more firms from the list and ask them to send you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to use our search tool to help you find the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in Streetly