I am selling my apartment in Rainham and the EA has just telephoned to say that the buyers are swapping solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Rainham ?

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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been stiffened 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. 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 buyers are not going to have any sway in the decision.

Can you vouch for a approved Rainham conveyancing firm finish our home move within two weeks? Am I best advised to go for a local Rainham solicitor or a national firm?

We can recommend some very good Rainham conveyancing firms. You can also walk up the main road in Rainham. Approach a couple of law practices and request to see a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and get a commitment on speed. Select the one that appears most efficient.

Our lender has suggested solicitors on their panel based in Rainham but I would rather instruct a conveyancing lawyer in Rainham or nearer to where I live. Are you able to assist?

Far from all Rainham conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Do make use of our find an approved solicitor tool to locate a Rainham conveyancing firm on the on the mortgage company panel.

I have todaydiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Rainham for a purchase of a freehold house 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rainham conveyancing specialists.

I am thinking of appointing a conveyancing lawyer in Rainham for my house move. Is there any facility to check a solicitor's record with the legal regulator?

One may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.