I am selling my house in Maldon and the estate agent has just e-mailed to say that the buyers are switching law firm. The excuse is that the mortgage company will only engage with solicitors on their approved list. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Maldon ?

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

Lending institutions attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal 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 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. Your buyers are not going to have any sway in the decision.

Can you clarify what the consequences are if my solicitor is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Maldon?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Should commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Maldon?

Its becoming the norm that commercial conveyancing solicitors in Maldon will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Maldon. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Maldon.

For every commercial conveyancing transaction in Maldon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Maldon commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Maldon.

I am looking for a conveyancing lawyer in Maldon for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

Anyone can see published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.

My wife and I have recently appointed a conveyancing solicitor in Maldon. I need to find out if they are listed on the lender's conveyancing panel. Can you assist?

One option is to call your lawyer and ask them if they are on the lender's panel. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the lender panel we we can help find a quality conveyancing solicitor in Maldon on the panel for your mortgage company.