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FAQs for the Landmark Mortgages Conveyancing Panel
Am I correct in assuming that the fact that my solicitor is not identified on the Landmark Mortgages Solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Landmark Mortgages.
My conveyancing solicitor is asking me for ID documents stating that this is part of his legal duty as a solicitor on the Landmark Mortgages Solicitor panel. Is this right?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Landmark Mortgages your lawyer also has to check ID documents to satisfy Landmark Mortgages
How up to date is your database of lawyers on the Landmark Mortgages conveyancing panel? Do Landmark Mortgages send you an updated list?
The law firm practices themselves provide us confirmation that they are on the Landmark Mortgages conveyancing panel as opposed to being supplied with a list from Landmark Mortgages directly.
My conveyancers in Newcastle have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with Landmark Mortgages. Is it case that being on the Landmark Mortgages conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Landmark Mortgages Conveyancing Panel Terms. It might be worth you contacting Landmark Mortgages directly.
Is it the case that all conveyancing solicitors on the Landmark Mortgages conveyancing panel work on a no sale no fee basis?
There is generally no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their package
I previously instructed online conveyancers based in Bristol who are on the Landmark Mortgages solicitor panel. They have just invoiced me a separate fee of £195 for dealing with the Landmark Mortgages mortgage. Is this a supplemental conveyancing fee set by Landmark Mortgages?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Landmark Mortgages but by your lawyers. Some firms on the Landmark Mortgages will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I am buying a property where the roof has a solar panel. Landmark Mortgages have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Landmark Mortgages your lawyer must to check the Landmark Mortgages conveyancing instructions contained in the Part of CML Handbook for Landmark Mortgages . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Landmark Mortgages where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
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Transfer of Equity for Landmark MortgagesPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors