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Anon 28 July 12:52; I can't speak for Estate Agents, but I am the head of department of a panel solicitor firm acting for a number of major housebuilders and nobody other than my wife or cat would ever describe me as a 'pet' of any kind. When any sales or managing directors have tried to pressure me to exchange so that they can hit their targets, then we have had open, full and frank conversations as to why we can't / won't exchange. The result is that they either solve the problem that is preventing exchange or we do not exchange. On the numerous occasions when I have done this, I have never lost any work, nor have I been threatened with losing work as a result of these discussions. I have retained my integrity and independence and gained the respect of clients and builders alike. The builders respect the fact that if I say that there is a problem, then there is a problem and they move to deal with it rather than just think that I'm a lazy, obstructive or incompetent conveyancer. The client thereby gets a better service than they would receive from the builder and from some (but by no means all) non-panel solicitors. They also stand a better chance of moving into their dream home to their desired timescales.

Anon 28 July 13:36. Completely agree. Ban all referral fees immediately and let all solicitors earn work on merit, reputation and performance alone and not by bribery.

Anon 28 July 12:40. Most panel solicitors do consider areas of conflict. They also factor in something called integrity and professionalism and make these the cornerstones and foundations of all of their dealings and transactions.

Enough with the generic 'panel/pet' solicitor bashing. The true enemy is the endemic poor quality of general conveyancing and the lack of well qualified and experienced conveyancers / solicitors across the board; panel or non-panel, pet or feral.