I am nearing exchange of contracts for my apartment in North Ockendon and the EA has just telephoned to say that the purchasers are swapping solicitor. The reason given is that the bank will only engage with solicitors on their approved list. Why would a leading mortgage company only engage with specific lawyers rather the firm that they want to select for their conveyancing in North Ockendon ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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. Your purchasers are unlikely to have any sway in the decision.

Do the Building Society Association intend to launch a online directory to list firms on the Earl Shilton BS conveyancing panel for example in North Ockendon?

Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.

Is it the case that all North Ockendon CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?

A selection of lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

We have a mortgage agreed in principle with Virgin Money. North Ockendon conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any North Ockendon solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint North Ockendon solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

What can a local search reveal regarding the property I am buying in North Ockendon?

North Ockendon conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Onsearch The local search plays an important part in many a North Ockendon conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

As co-executor for the estate of my father I am selling a property in Cardiff but live in North Ockendon. My lawyer (based 300 kilometers from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in North Ockendon to attest this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in North Ockendon