I am nearing exchange of contracts for my apartment in Rhiwbina and the EA has just called to say that the buyers are changing their property lawyer. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Rhiwbina ?

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

Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened 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 claims that 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. Your purchasers are unlikely to have any sway in the decision.

We see that you have a search directory identifying solicitors on the Clydesdale conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Rhiwbina?

We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Rhiwbina.

Are the BSA intent on creating a searchable register to list practices on the Melton Mowbray Building Society conveyancing panel for example in Rhiwbina?

We have not been informed any intention on the part of the BSA to promote such a search facility.

How does conveyancing in Rhiwbina differ for new build properties?

Most buyers of new build premises in Rhiwbina come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Rhiwbina typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rhiwbina or who has acted in the same development.

Am I better off to use a Rhiwbina conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can execute the conveyancing but her office is a couple of hundredmiles drive away.

The benefit of a local Rhiwbina conveyancing firm is that you can attend the office to sign documents, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were content that must trump using an unknown Rhiwbina conveyancing lawyer solely due to them being round the corner.