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You do not have to use the conveyancer your mortgage lender recommends. Before you formally instruct that firm, verify that the exact firm and office are on your lender’s current panel, check the firm and lawyer with the appropriate regulator, compare detailed written quotes on the same facts, and establish who will handle your file and how you can complain.
Panel membership, prices and referral arrangements can change. Treat the recommendation as one option to investigate, not as proof that the firm is the cheapest or best choice.
The lender’s recommendation is optional
Government home-buying guidance states: “You do not have to use the company that’s been recommended to you.” Read the current guidance in Buying a home: Making an offer. You can ask the lender or broker for another panel firm, obtain your own quotes, or choose a different firm that the lender confirms it can work with.
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If you are still deciding between mortgage products, do not assume a firm is acceptable merely because it appears on a general list. Panel approval is tied to the particular lender and can depend on the firm’s current status.
Confirm panel eligibility before you instruct
Match the exact firm, office and lender
Ask the lender or broker to confirm in writing that the exact legal entity and office you plan to use are currently on the panel for the lender providing your mortgage. Give the lender the firm’s full name and office address, not just a trading name. If the mortgage offer is not final, repeat the check once the actual lender and product are known.
The Solicitors Regulation Authority’s residential conveyancing review explains why this matters: a firm outside a lender’s panel cannot act for that lender. Discovering the problem after work has started may leave you choosing between changing conveyancer, waiting for a panel appointment, or changing lender. Any of those options can cause delay and additional expense.
Do not rely on a firm’s general panel claims
A firm may belong to many lender panels without belonging to yours. In the SRA’s historical survey, 91% of surveyed firms said they were on at least 21 panels. That is a review-era firm survey, not evidence that a particular firm is approved for your lender today. Obtain confirmation from the lender at the point of instruction and keep the response with your mortgage papers.
The same review reported that 86% of surveyed firms had lost a client or had a client dis-instruct them because the firm was not on a lender’s panel. This is a historical survey finding, not a prediction of the likelihood in your transaction, but it illustrates the disruption that a late panel check can prevent.
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Ask how the firm represents you and the lender
In many residential purchases, one conveyancer acts for both the buyer and the mortgage lender. The SRA review describes this as common and generally quicker and cheaper than separate representation. It reported no evidence in that review that clients’ interests were unprotected, but that finding is not a guarantee about an individual matter.
Ask how the firm identifies and manages conflicts, what information it must report to the lender, and what happens if your instructions and the lender’s requirements differ. The Law Society’s guidance on information requests to lender panel members is useful context for questions about lender requests and confidentiality.
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Use the regulator that covers the firm and the individual professional in the jurisdiction where the work is carried out. For a solicitor firm in England and Wales, check the SRA’s records; other UK jurisdictions and non-solicitor conveyancers have different regulators and registers. The government’s How to buy a home guide advises checking that the professional is regulated and that the firm is approved by your lender.
Check the firm’s precise legal name, office and regulatory status rather than relying on a website logo. Confirm that the person dealing with you is authorised for the work and ask whether another regulated professional supervises the file. If the register, the quote and the lender’s panel confirmation use different names, resolve the discrepancy before sending documents or money.
Regulation is not a ranking of service quality. It tells you which rules and complaint routes apply and helps you distinguish an authorised practice from an unverified provider. Keep copies of the regulator result, the panel confirmation and the engagement documents.
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Compare written quotes on the same facts
Headline fees are not comparable unless every firm prices the same transaction. Send each firm identical information: purchase or remortgage, property value, freehold or leasehold status, whether there is a chain, whether it is a new build, and any unusual title, ownership or occupancy feature. Ask for a written quote that states VAT treatment and the assumptions on which it is based.
The SRA’s Transparency in price and service guidance is intended to make price and service easier to compare. Request the following items separately and ask when each becomes payable:
| Comparison item | What to ask for in writing |
|---|---|
| Legal fee | The fee for the conveyancer’s work, including whether it is fixed, conditional or hourly and how VAT is applied. |
| Mortgage-lender work | Any fee for acting for the lender, reviewing the mortgage instructions or satisfying lender conditions. SRA transparency examples include a category for acting on behalf of the mortgage lender. |
| Disbursements | Each payment to a third party, such as searches, Land Registry charges or identity checks, with the expected amount or a clear explanation that it depends on the authority or property. |
| Likely additional work | Charges for leasehold information, a management pack, a gifted deposit, a trust, a new-build contract, a title defect, a missing document, a second mortgage or a delayed or failed transaction. |
| Trigger and timing | The event that makes an extra fee chargeable, who must approve it, and whether payment is required before the work starts. |
| Abortive or failed transaction | What you pay if the purchase does not complete, if you withdraw, or if the lender declines the mortgage. |
Ask whether the quote includes reviewing the contract, raising enquiries, exchanging contracts, completion and registering the purchase. A low initial figure can become expensive if important stages or property-specific work are excluded. Ask each firm to revise its estimate when a new fact appears rather than authorising unspecified work on the telephone.
Compare total expected cost and exclusions alongside panel status, relevant experience, communication and complaint arrangements. Cheapest is not a reliable proxy for value, and a lender recommendation is not a ranking.
Establish what searches and disbursements cover
After an offer is accepted, conveyancers commonly order local-authority, water-and-drainage and environmental searches. The government’s home-buying guidance says searches are usually paid for up front. The exact searches needed depend on the property and its location, so ask the conveyancer to identify the set proposed for your transaction.
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Before instructing, ask:
- Which searches are included in the quote and which are optional or property-dependent?
- What is the estimated cost of each search, and is VAT included?
- When will the firm order them, and when must you provide the money?
- What happens if a search reveals a problem or has to be repeated?
- Are lender-specific searches, indemnity policies or additional title checks likely?
Do not treat a single “searches” line as a complete description. An unusually rural location, leasehold property, new build or complex title may require work that a standard freehold estimate does not include.
Find out who is accountable for your file
Ask for the name and role of the day-to-day handler, the person supervising the matter and the best route for urgent questions. Establish whether communication is by email, telephone, an online portal or a combination, and how often you will receive progress updates at key milestones such as receipt of the draft contract, search results, mortgage conditions, exchange and completion.
You may ask how many files the proposed handler manages, but there is no universal staffing threshold that proves good service. The useful test is whether the firm can explain responsibility clearly, give you a realistic response time and provide cover when the named handler is absent. Ask who can make decisions during leave and whether a handover generates another fee.
The SRA thematic review identified unclear responsibility, explanations of the process and complaint information as consumer-facing concerns. A firm that cannot tell you who supervises the work or how to escalate an unanswered question is difficult to hold accountable when a chain is under time pressure.
Understand the complaints route before you sign
Request the firm’s written complaints procedure before instruction. It should tell you where to send a complaint, who investigates it, the expected response stages and how to escalate it within the firm. Save the procedure with your quote and client-care documents.
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If a service complaint is not resolved by the firm, the SRA’s FAQs for consumers of legal services point to the Legal Ombudsman. A complaint about possible professional misconduct or a regulatory breach follows a different route from a complaint that the service was slow or unclear. Ask the firm which route applies if you are unsure.
Knowing the route in advance does not mean you expect the transaction to fail. It gives you a practical escalation path if communications break down or you disagree with a charge.
A proportionate decision test
Instruct the recommended conveyancer only when you have affirmative answers to all of these questions:
- Has the lender confirmed the exact firm and office are on its current panel for this mortgage?
- Have you checked the applicable regulator and resolved any difference between the regulator, lender and quote names?
- Does the written quote show legal fees, VAT, lender work, searches, disbursements and the triggers for extra charges?
- Have you compared at least one alternative on the same transaction facts?
- Has the referrer disclosed any payment, and do you understand whether it affects the price or service?
- Do you know who handles and supervises the file, how updates arrive and who covers absences?
- Have you asked how dual representation, conflicts and lender reporting will be handled?
- Do you have the firm’s complaints procedure and know the external escalation route if the firm cannot resolve a service complaint?
If any answer is “no”, pause before instructing and obtain the missing confirmation in writing. Panel status, referral arrangements and quotes are time-sensitive facts; recheck them if the lender, property, mortgage product or transaction structure changes.
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