I am nearing exchange of contracts for my ground floor flat in Whalley and the estate agent has just telephoned to warn that the purchasers are switching conveyancer. The reason given is that the bank will only work with property lawyers on their approved list. On what basis would a leading lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Whalley ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been narrowed 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 says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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 impact on this.

We are buying a property and need a conveyancing solicitor in Whalley who is on the Yorkshire BS approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Whalley.

My husband and I intend to purchase a newbuild flat in Whalley with a loan from Nationwide Building Society.We would like to retain our Whalley conveyancing solicitor but Nationwide Building Society informed us he's not listed on their "panel". We have to appoint a Nationwide Building Society panel firm or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Nationwide Building Society use our lawyer?

Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that solicitors needs to be on the Nationwide Building Society conveyancing panel. in the past, most lenders 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 solicitors to apply to be on the conveyancing panel for Nationwide Building Society

I have justdiscovered that Stirling Law have been shut down. They conducted my conveyancing in Whalley for a purchase of a leasehold flat 10 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest way to check if the property is in your name, you can make 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 Whalley conveyancing specialists.

We are 3 weeks into a freehold purchase having been recommend to a firm by the local agent to do our conveyancing in Whalley. I am am very disappointed with the level of service. Can you help me find new conveyancers?

A solicitor would need to be very bad to suggest changing them. Has the mortgage offer been sent? In the event that it has you must inform them of the new conveyancer and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the banks approved list to avoid escalating charges and complications. So that should be your first question of the new solicitors. The find a solicitor tool can help you find a bank approved conveyancer for your home move in Whalley