I am nearing exchange of contracts for my maisonette in East Cowes and the estate agent has just telephoned to say that the purchasers are changing their property lawyer. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major lender only deal with certain law firms rather the firm that they want to select for their conveyancing in East Cowes ?

Banks have always had an approved set of law firms they are willing to work with, 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 represented them for more than 15 years.

Lenders attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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. Plenty of firms 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.

I have given 2 months notice to my current landlord and have to be out of my let out property in East Cowes by 6/11/2025. Conveyancing for my house purchase has just started. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?

It is unwise to serve notice for your tenancy until exchange of contracts has taken place. If you have not already done so, notify to your lawyer and request that they seek the assistance the other solicitors, try to an acceptable time-line that everyone will aim towards

I am considering applying for a Aldermore mortgage for purchase of a new build (under development) in East Cowes with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?

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

I am thinking of appointing a conveyancing practitioner in East Cowes for my house move. Is it possible to check a firm’s record with the legal regulator?

Anyone may review published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.

What is the reason for new build conveyancing in East Cowes being more expensive?

Conveyancing in East Cowes for newly converted or new build premises often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual concerns.