Is the fact that my solicitor in Gants Hill is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Gants Hill conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing practitioners that you recommend conduct right to buy conveyancing in Gants Hill?
We work with numerous conveyancing lawyers carrying out right to buy transactions Do contact the conveyancers listed in order to secure a costs illustration.
In what way does my ID and proof of funds have anything to do with my conveyancing in Gants Hill? Is this really necessary?
To satisfy the Money Laundering Regulations any Gants Hill conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually dealt with by provision of a passport and an original bank statement or utility bill showing where you live.
In accordance with Money Laundering Regulations, conveyancing solicitors are obliged by law to check not just the ID of conveyancing clients but also the origin of the money that they receive in respect of any matter. An unwillingness to disclose this will lead to your conveyancer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to make a disclosure to the relevant authorities should they consider that any monies received by them may contravene the Money Laundering Regulations.
I had intended to instruct a property lawyer in Gants Hill for our house move. Our broker informed us that our bank National Westminster Bank won't deal with them. Why is this not regarded as unfair competition?
Lenders normally restrict either the category or the amount of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the type of firm, a few lenders have decided to limit the number of firms they permit to act for them. You should note that National Westminster Bank have no responsibility for the quality of advice provided by any member of National Westminster Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there remains differing views about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Gants Hill only conduct one or two conveyances a year.
We are aiming to move house in July. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Gants Hill. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to collect the keys from the property agent but this should only take place once the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to tell the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can help you choose a residential property solicitor in Gants Hill or a lawyer with expertise in conveyancing in Gants Hill.
We are getting a further advance on our mortgage from RBS as we want to conduct alterations to our house in Gants Hill. Do we need to choose a bricks and mortar Gants Hill solicitor on the RBS conveyancing panel to handle the paperwork?
RBS do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
Completion of my purchase has taken place for my property in Gants Hill. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am planning to acquire a house and need a conveyancing solicitor in Gants Hill who is on the lender conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Gants Hill. We dont recommend any particular firm.