I am getting a mortgage offer from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Norwood Green. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

In what way does my ID and proof of funds have anything to do with my conveyancing in Norwood Green? Is this really warranted?

In order to comply with Money Laundering Regulations any Norwood Green conveyancing firm will require evidence of your identity in all conveyancing transactions. This is usually satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.

Under Money Laundering Regulations, conveyancing solicitors are obliged by law to validate not only the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers are duty bound to inform the appropriate authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Norwood Green so that I can pop in to their offices if necessary.

Whereas this was necessary 15 years ago, most lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to hand over identification documents and there are still distinct advantages to using a local ayer, in your case a conveyancing solicitor in Norwood Green.

My bid for a property was accepted at auction in Norwood Green. Conveyancing is necessary. What is next?

Given that you have now legally bound yourself to purchase you will need to retain a conveyancing lawyer quickly as you are faced with a pending deadline in which to complete the transaction. All auction property should have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must hand this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

We were going to get a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Norwood Green solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Norwood Green solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Completion of my remortgage has taken place for my property in Norwood Green. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

In my capacity as executor for the estate of my father I am selling a property in Neath but live in Norwood Green. My solicitor (approximately 200 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Norwood Green who can attest and place their company stamp on the document?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Norwood Green based