I am progressing with the sale of my house in Tal y bont and the EA has just text me to advise that the buyers are appointing a new property lawyer. The excuse is that the bank will only engage with solicitors on their approved list. Why would a major lender only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Tal y bont ?

Mortgage companies have always had panels of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders justify this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. 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. Your buyers are not going to have any sway in the decision.

We were just about to exchange contracts for a leasehold flat in Tal y bont. We encountered a stumbling block. Our mortgage offer with runs out on but the vendors are suggesting a completion date of . Is it possible to extend the mortgage expiry date?

The best person to deal with your question is your solicitors who is in a position to determine whether he or she is corresponding with the bank, seller’s representatives, selling agents or possibly all three based on what has happend in your conveyancing as of today.

My husband and I are buying a newly converted flat in Tal y bont with a residential mortgage from .We like our Tal y bont conveyancing solicitor but says he's not on their approved list of member firms. We have to appoint a panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that conveyancers must be on the solicitor panel. in the past, most mortgage companies 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for

How simple is it to change firm as I have to find a firm on the conveyancing panel. I had appointed a family conveyancing solicitor in Tal y bont round the corner but the firm is not approved by

It would be our pleasure to help you select a conveyancing solicitor in Tal y bont on the panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Tal y bont. In utilising search facility on this website, you can contrast fees for conveyancing solicitors in Tal y bont and beyond.

We're novice buyers - agreed a price, yet the agent told us that the seller will only go ahead if we appoint their preferred conveyancers as they need a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Tal y bont

It is highly unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Tal y bont conveyancing firm - not the ones that will earn their estate agent a commission or achieve conveyancing thresholds pre-set by corporate headquarters.