My husband and I are hoping to buy a 3 bedroom apartment in Penn and Ettingshall with a loan from HSBC Bank.We would like to retain our Penn and Ettingshall conveyancing practitioner but HSBC Bank says he's not listed on their "panel". We have to appoint a HSBC Bank panel lawyer or retain our high street solicitor and pay for a HSBC Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan issued to you contains various provisions, a common one being that conveyancers needs to be on the HSBC Bank conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for HSBC Bank
Is it the case that all Penn and Ettingshall CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved firms?
A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
When it comes to lenders such as Santander, do Penn and Ettingshall property lawyers incur a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Completion of my remortgage has taken place for my property in Penn and Ettingshall. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I require fast conveyancing in Penn and Ettingshall as I am under a deadline to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Penn and Ettingshall the following are examples of what can appear and adversely affect future mortgageability: Enforcement Notices, Overdue Fees, Overdue Grants, Railway Schemes,...
I used Stirling Law several years ago for my conveyancing in Penn and Ettingshall. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penn and Ettingshall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Are there any apps to help identify a Penn and Ettingshall solicitor on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the conveyancer.
You can use the search on this website. Please select a lender and your location and you will see a number of Penn and Ettingshall conveyancing lawyers based on proximity. We have listed some Penn and Ettingshall conveyancing firms towards the end of this page and you can contact them to check if they are on the Norwich and Peterborough Building Society approved list