I am selling my apartment in Holborn and the estate agent has just called to advise that the buyers are appointing a new solicitor. The reason given is that the bank will only engage with solicitors on their approved list. Why would a big named lender only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Holborn ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed 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 claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

We are about to sign contracts for a leasehold flat in Holborn. We encountered a stumbling block. Our loan offer with Virgin Money runs out on 5/9/2025 but the sellers are putting forward a completion date of 9/9/2025. Can one extend the mortgage expiry date?

The person best placed to address this issue is your conveyancer who is in a position to calculate whether they better off negotiating with the lender, seller’s solicitors, property agents or indeed all parties given what has happend in your house move to date.

Last month we had a mortgage agreed in principle with Nottingham. Holborn conveyancing practitioners were chosen. How long does it take for Nottingham to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Nottingham completed the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Holborn solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Holborn solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

Completion of my purchase has taken place for my property in Holborn. 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 point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved 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 who will take matters further.

We're first time buyers - agreed a price, but the selling agent informed us that the owners will only proceed if we use the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Holborn

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Holborn conveyancing lawyers - not the ones that will earn their negotiator at the agency a commission or hit his conveyancing thresholds demanded by head office.

Me and my husband accepted an offer on a Holborn flat left to us six years ago in 2012. I have over a decades worth of conveyancing knowledge and, now retired, wish to carry out my own legal work. The purchaser's conveyancer has informed me that their bank will not allow us to do our own conveyancing as they require the funds to be transferred to a solicitor's bank account.

Lending instructions to property lawyers from all mainstream lenders state that If the seller does not have legal representation the purchaser’s lawyers should check whether the bank needs to be informed so that a decision can be reached as to whether or not they are prepared to proceed.