I am nearing exchange of contracts for my home in Sutton and the EA has just e-mailed to say that the buyers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Sutton ?

UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Banks point to the increase in fraud as the reason for the pruning – 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 buyers are unlikely to have any sway in the decision.

Why do I have to pay up front when it comes to conveyancing in Sutton?

If you are buying a property in Sutton your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this should be required shortly prior to contracts are exchanged. The final balance that is needed should be transferred a few days ahead of the day of completion.

My husband and I wish to acquire a purpose built apartment in Sutton with a loan from The Mortgage Works.We like our Sutton conveyancing practitioner but The Mortgage Works advised that her practice is not listed on their approved list of member firms. we are left little option but to use a The Mortgage Works panel lawyer or retain our high street solicitor and fork out for a The Mortgage Works panel lawyer to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you contains terms and conditions, a common one being that lawyers will be on the The Mortgage Works approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works

My brother has encouraged me to use his conveyancers in Sutton. Should I use them?

Much as we are happy to recommend a Sutton conveyancing lawyer the best way to choose a conveyancing lawyer is to seek guidance from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.

Finally, a loan offer from a mortgage company for the remortgage of my 3 bedroom garden flat is due within the next few days. Are you able to recommend an efficient remortgage conveyancing law firm in Sutton ?

This site is not designed to help in pursuit of a cheap conveyancing in Sutton. Our intention is to offer cost effective conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies offering £99 conveyancing in Sutton.At best, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not receive the service you were looking for.