My partner and I are hoping to acquire a flat in Blaenau Gwent and are in fact using a Blaenau Gwent conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Barnsley Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Blaenau Gwent conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Blaenau Gwent solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
In scouring moneysavingexpert.com for a cheap lawyer in Blaenau Gwent, most say that I should look for a CQS accredited lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol It covers numerous companies who handle conveyancing in Blaenau Gwent.
Is it correct that all Blaenau Gwent CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Completion of my remortgage has taken place for my property in Blaenau Gwent. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
About to purchase maisonette in Blaenau Gwent. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Blaenau Gwent conveyancer is on the Aldermore conveyancing panel.
I have been recommended by numerous estate agents in Blaenau Gwent to get a quote from a solicitor using your seach tool. Is there a financial upside for Estate Agents to recommend your site over another?
We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Should I go with a Blaenau Gwent conveyancing solicitor based in the location that I am hoping to buy? An old friend can conduct the legal work however his firm is located 200kilometers away.
The primary upside of using a high street Blaenau Gwent conveyancing firm is that you can attend the office to sign documents, present your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were content that must trump using an unfamiliar Blaenau Gwent conveyancing solicitor just because they are based in the area.
Why am I unable to complete my conveyancing in Blaenau Gwent on Easter Monday?
This is due to the fact that on completion the funds needs to be transferred electronically between the banks of the buyer and owner’s lawyer and currently this can only happen on a business day. So you can't complete on a saturday or sunday either.