I am one month into the sale of my maisonette in Gillingham and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a big named lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Gillingham ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
We are buying a flat and need a conveyancing solicitor in Gillingham who is on the Coventry BS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Gillingham.
Are all Gillingham Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved practices?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership 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 solicitor practices wishing to join their approved list of firms.
Can I be sure that the Gillingham conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Gillingham getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.
Completion of my remortgage has taken place for my property in Gillingham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does conveyancing in Gillingham differ for newly converted properties?
Most buyers of new build premises in Gillingham approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Gillingham tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gillingham or who has acted in the same development.
How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my house transaction in Gillingham?
Most property lawyers will fill out a stamp duty return for you during your Gillingham conveyancing transaction for signature. On completion your conveyancing practitioner will submit your Land Transaction application to the Inland Revenue and - as long as they have the funds - discharge any Stamp Duty payable on your behalf.