Me and my fiance are purchasing a 2 bedroom flat in Worcestershire with a mortgage. We have a Worcestershire conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Worcestershire conveyancing practitioner and pay for one of their panel firms to act for them. We feel that this is unjust; are we not able to demand that the mortgage company use our Worcestershire conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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 Worcestershire conveyancing solicitor to apply to be on the conveyancing panel.
In reading mumsnet.com for a cheap solicitor in Worcestershire, many advise that I should look for a CQS accredited solicitor. 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 * adherence to best practice conveyancing processes through the scheme protocol the standard includes many partnerships who carry out conveyancing in Worcestershire.
I am assisting my aunt sell her property in Worcestershire. Does the conveyancer order the EPC or do I organise this?
Following the abolition of Home Packs, energy assessments remained a compulsory component of moving property. An EPC must be to hand in advance of the property being advertised. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Worcestershire conveyancing solicitor they may be able to arrange energy assessments given their contacts with long established Worcestershire assessors
My partner and I have arranged a further advance on our mortgage from Lloyds as we wish to conduct renovations to our property in Worcestershire. Do we need to choose a local Worcestershire solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
Completion of my remortgage has taken place for my property in Worcestershire. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out 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.
My husband and I are 14 days into a freehold purchase having been recommend to a firm by the estate agent to handle our conveyancing in Worcestershire. I am am starting to be frustrated with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be really poor in order to consider diss instructing them. Has the mortgage been sent? If so you must inform them of the new contact details and have the offer are re-sent. Your new solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Worcestershire
Do online conveyancing organisations undertake everything a high street Worcestershire solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Worcestershire?
Where you instruct an online conveyancer they will cover all the work your Worcestershire solicitor will cover.