I am progressing with the sale of my flat in Quedgeley and the EA has just called to advise that the purchasers are switching conveyancer. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a leading lender only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Quedgeley ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Banks blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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. The purchasers are unlikely to have any sway in the decision.

Do all mortgage companies provide you with an approved list of Quedgeley conveyancing solicitors? How do you know who is on the conveyancing panel?

Quedgeley conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

What is the best way to check that the solicitor carrying out my conveyancing in Quedgeley is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for thus spending £175.00 in supplemental conveyancing costs.

You should take advantage of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type ‘Quedgeley’ or your location and you will see a number of lawyer offices in Quedgeley or nearest you.

Are there restrictive covenants that are commonly picked up during conveyancing in Quedgeley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Quedgeley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am using a search engine for the phrase cheap conveyancing in Quedgeley it reveals many solicitorsin the area. How do I determine which is the right conveyancer for the sale of my house?

The best method of seeking a suitable conveyancer is via trusted referral, so enquire of friends and family who have purchased a property in Quedgeley or a respected estate agent or financial adviser. Costs for conveyancing in Quedgeley differ, so it's sensible to request a minimum of four quotes from different companies. Dont forget to clarify that the costs are assured not to escalate.