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It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Yorkshire Building Society.

All property lawyers on the Yorkshire Building Society conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Yorkshire Building Society’s Part 2 requirements of the CML Handbook (last updated on Yorkshire Building Society). Being on the Yorkshire Building Society conveyancing panel your lawyer is expect to follow these instructions.

Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire Building Society . We don’t recommend any particular firm.

There is nothing to stop you using your solicitor but Yorkshire Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Banks and Building Societies such as Yorkshire Building Society can revoke their mortgage offer although this rarely happens. If Yorkshire Building Society withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are a number of examples:

• Many mortgage offers have an expiry date. Your lawyer should check this. Yorkshire Building Society may amend or withdraw an offer before the end of its validation period if an offer extension is requested and following a re-evaluation of the property the value of the security is below a level which is acceptable to them.

• If the financial circumstances of the borrower have changed to the detriment and the Yorkshire Building Society has been notified

• If the borrower informs Yorkshire Building Society of a change in security address

• Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.

• Where the sale is not at arms length for value to unconnected persons

If you have finished paying off your Yorkshire Building Society mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire Building Society mortgage from the register. Yorkshire Building Society,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the Yorkshire Building Society has sent the Land Registry the discharge electronically, and the Yorkshire Building Society has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Yorkshire Building Society mortgage has been paid off.

Far from all Hendon conveyancing firms are on the Yorkshire Building Society conveyancing panel. 5 people a month use our search tool to search for a Hendon conveyancing solicitor on the on the Yorkshire Building Society approved list of lawyers.