Sunil Kambli's letter suggesting that the Law Society should require separate representation of mortgage lenders may point the way forward here. However, any such requirement must be imposed on all recognised bodies, including licensed conveyancers and alternative business structures. Any rule change would have to exclude borrowers' solicitors giving any certificate of title or warranty of marketability.

There would be a small cost to the consumer of this, and many mortgage lenders would absorb it. But the benefits to the consumer and profession are considerable. Mistakes would be less frequent as two firms would look at each title. Borrowers’ solicitors would no longer have to underwrite indemnity policy solutions to nuisances such as chancel repair and missing FENSA certificates. Lenders’ solicitors would have the clout to negotiate risk transfers in relation to such things back to lenders, where they belong. It would also make mortgage fraud much less of a problem.

However, if the Law Society alone makes this rule change, it would undermine our profession for no advantage. There needs to be a level playing field.

Laurence N Mann, A L Hughes & Co, London SW16