I am selling my house in Cromer and the estate agent has just e-mailed to say that the buyers are swapping property lawyer. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a leading lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Cromer ?

UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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 unlikely to have any sway in the decision.

It is 10 years ago since I purchased my house in Cromer. Conveyancing lawyers have just been appointed on the sale but I can't find the title deeds. Is this a problem?

You need not be too concerned. First there is a chance that the deeds will be kept by your mortgage company or they may be in the possession of the lawyers who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Cromer involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

I am aiming to move home in October. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Cromer. Conveyancing firm was organised before I stumbled across your website.

On the day of completion you will need to pick up the house keys from the selling agent however this can only take place after the vendors lawyers advise the agent that they have the completion monies and the keys can be released. Subsequently you can advise the removal company that they can start moving you in. We do not suggest a particular removal company but can help you find a residential property solicitor in Cromer or a legal practice with expertise in conveyancing in Cromer.

Is there a list of RBS panel solicitors in Cromer on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable online. Where you are seeking to appoint a Cromer solicitor on the RBS please make the most of our tool.

We are getting the release of further funds on our mortgage from Skipton as we want to carry out a loft conversion to our home in Cromer. Are we obliged to select a nearby Cromer solicitor on the Skipton conveyancing panel to deal with the paperwork?

Skipton would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

I have a renovated Edwardian house in Cromer. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking The Mortgage Works to clarify?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cromer and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the purchase.

I'm refinancing my existing property to a BTL mortgage with Barclays and I will use the ballance of the raised equity as a deposit on further house. The location we are looking at is Cromer. Will your conveyancers be able to act for the two banks and link together the conveyances?

Make use of our comparison tool on this site to check that the lawyers are on the relevant lender panels. On the basis that they are your conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make apparent your expectations and needs.