I am progressing with the sale of my flat in Wargrave and the estate agent has just telephoned to warn that the purchasers are appointing a new law firm. The reason given is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Wargrave ?

UK lenders have always had panels of law firms they are willing 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 more than 25 years.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 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 sway in the decision.

How up to date is your search tool for Wargrave conveyancing solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?

Wargrave conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

How do I investigate if the solicitor carrying out my conveyancing in Wargrave is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £175.00 in supplemental conveyancing costs.

Please do make the most of the search tool on this page. Pick the mortgage company and type ‘Wargrave’ or your preferred area and you will be presented with numerous conveyancers based in Wargrave or nearest you.

I used Wolstenholmes a few years ago for my conveyancing in Wargrave. I now require my file but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wargrave of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a house with all finances in place. I have provided lawyer with two distinct evidence of photo ID, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not selling fake watches.

In today’s world you will not be able to complete any Wargrave conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.