Is the fact that my solicitor in Cottenham Park is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should contact the Cottenham Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

In what way does my ID and proof of funds have anything to do with my conveyancing in Cottenham Park? Is this really necessary?

It is indeed that case that these requests have nothing to do with conveyancing in Cottenham Park. Nowadays you will not be able to complete any conveyancing process if you have not providing evidence of your identity. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of identification it must be both the paper part as well as the photo card part, one is not sufficient in the absence of the other.

Verification of the source of funds is necessary in accordance with the Money Laundering Regulations. Please do not be offended when when this is requested of you as your lawyer will need to retain this information on record. Your Cottenham Park conveyancing lawyer will require evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional questions regarding the source of monies.

I am being told by my lawyer that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Cottenham Park conveyancing?

The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

The formalities of my remortgage has taken place for my property in Cottenham Park. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

After shopping around on the internet I have found a Cottenham Park lawyer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cottenham Park postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Cottenham Park.

I have todaybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Cottenham Park for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cottenham Park conveyancing specialists.

Is it simple use your search tool to choose a conveyancing lawyer in Cottenham Park on the approved list for my lender?

First pick a mortgage company such as Barclays , Bank of Scotland or Bank of Ireland then choose your location such as Cottenham Park. Conveyancing practices in Cottenham Park and nationally will then be shown.