I am in the process of selling my maisonette in Berkshire and the estate agent has just text me to warn that the purchasers are switching law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Berkshire ?

Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. 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. The buyers are not going to have any sway in the decision.

It is 10 years ago since I purchased my home in Berkshire. Conveyancing solicitors have now been appointed on the sale but I can't locate my title deeds. Is this a major issue?

You need not be too concerned. First there is a possibility that the deeds will be kept by your lender or they could be archived with the lawyers who oversaw the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Berkshire involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

How do I check that the solicitor handling my conveyancing in Berkshire is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £175.00 in further legal invoice.

Please do take advantage of the find a lender approved solicitor tool on this site. Pick the lender and type ‘Berkshire’ or your location and you will see a number of lawyer based in Berkshire or by proximity to you.

How simple is it to swap firm as I have to instruct a firm on the Birmingham Midshires conveyancing list. I had appointed a family conveyancing solicitor in Berkshire round the corner but the firm is not accepted by Birmingham Midshires

We will our best to assist in finding you a conveyancing solicitor in Berkshire on the Birmingham Midshires panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Berkshire. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Berkshire.

I need to retain a conveyancing solicitor for leasehold conveyancing in Berkshire. I've stumble across a site which appears to be the perfect answer If it is possible to get all the legals done via web that would be preferable. 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?