I am nearing exchange of contracts for my flat in Wallsend and the estate agent has just telephoned to say that the purchasers are changing their property lawyer. 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 leading lender only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Wallsend ?

UK lenders have always had panels of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lenders justify this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say 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. 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. The buyers are not going to have any sway in the decision.

I am soon to complete on the purchase of a house in Wallsend but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the owner of six thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Co-operative will not permit this. Should they have been notified?

The conveyancing practitioner being on the Co-operative approved list is required to advise Co-operative of any amendments to the purchase price. If you were to refuse your lawyer to disclose the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancer for your conveyancing in Wallsend.

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

If you are buying a property in Wallsend your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the purchase price then this will be required immediately in advance of contracts are exchanged. Any further balance that is needed will be payable a few days prior to the day of completion.

I am helping my step-mother sell her house in Wallsend. Does the solicitor order the energy performance certificate or should I organise this?

After the abolition of Home Information Packs, energy assessments was retained a required element of selling a house. An energy performance certificate should be to hand before the property is put on the market. It is not a task that law firms ordinarily organise. If you are using a Wallsend conveyancing lawyer they might help arrange EPC’s given their contacts with long established local energy assessors

I am currently in the process of buying my council flat in Wallsend. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Wallsend is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm selling a apartment in Wallsend. I can find my conveyancer's company on the CLC list, but I can't locate my lawyer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.