I am nearing exchange of contracts for my flat in Dagenham and the estate agent has just text me to advise that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Dagenham ?

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

Mortgage companies blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. 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 not going to have any sway in the decision.

We're in Dagenham, First time buyers purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My wife and I are purchasing a house in Dagenham. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

is it true that all Dagenham solicitor firms on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

Completion of my purchase has taken place for my property in Dagenham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. 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 with full details of your complaint.

The deeds to my property are lost. The solicitors who handled the conveyancing in Dagenham years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the details of your proprietorship will be recorded by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your property and obtain up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

In my capacity as executor for the will of my uncle I am selling a residence in Neath but live in Dagenham. My conveyancer (based 300 miles from mehas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Dagenham who can attest and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Dagenham based