Am I correct in assuming that the fact that my conveyancer in Retford is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Retford conveyancing firm and ask them why they are no longer on the approved list for your bank.

Would the conveyancing lawyers that you recommend conduct auction conveyancing in Retford?

We know of a few niche solicitors we can connect you with those specialising in auction conveyancing. Retford is one of our locations where our lawyers are based.

Please explain the implications if my lawyer’s firm is suspended from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Retford?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I need to instruct a conveyancing solicitor for purchase conveyancing in Retford. I happened to land on a site which seems to have the perfect answer If it is possible to get all the legals done via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My work colleague mentioned that before selecting a conveyancing solicitors they must be approved by your bank. I am a FTB but I have an offer in principle from Virgin Money and I already have a bricks and morter conveyancing solicitor in Retford in place. Will Virgin Money need an approved solicitor to be selected? If so, where can I find that list for my conveyancing in Retford?

You should instruct a solicitor that is on the Virgin Money panel. The first thing to do is ring your preferred Retford conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a couple of choices open to you here:

• Complete the deal with your preferred Retford property lawyer but Virgin Money will need to instruct a lawyer from their conveyancing panel. The net impact is additional charges and probable delay.
• Get a new conveyancer to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Convince your solicitor to pull out all the stops to join the Virgin Money conveyancing panel.