I am nearing exchange of contracts for my house in Clifton and the EA has just called to say that the purchasers are swapping solicitor. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Clifton ?

Banks have always had an approved set of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders blame a rise in fraud as the reason for the reduction – 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. 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 impact on this.

Can conveyancing in Clifton to be finalised within 10 days?

First, If the seller is applying time constraints for your conveyancing it is advisable to make sure that your solicitor is familiar with the location as they will make use of local connections and know-how. It is even conceivable that they may have handled previousproperties in the same street. Therefore consider using a Clifton conveyancing solicitor. In addition, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Clifton conveyancing transactions are delayed or derailed after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the home move being frustrated by an average of 21 days. It is believed that this issue affects in the region of one hundred thousand home moves annually. Most Clifton conveyancing practices can not represent certain banks so do check as early as possible.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Clifton?

Do check but the chances are that appoint one of their panel solicitors if you take up the "fee-free" incentive. Contact the mortgage company and determine if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Clifton.

We're first time buyers - had an offer accepted, yet the property agent informed us that the seller will only move forward if we instruct the agent's chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Clifton

We suspect that the seller is unaware of this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Clifton conveyancing solicitors - rather thanthe ones that will earn their estate agent a referral fee or achieve conveyancing thresholds pre-set by corporate headquarters.

I have been Googling for Clifton online conveyancing estimates. Can I be confident that all the Clifton firms that are identified on your website are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Clifton conveyancing solicitor being on the bank conveyancing panel is incorrect.