I am one month into the sale of my ground floor flat in Upminster Bridge and the estate agent has just telephoned to advise that the buyers are swapping law firm. The excuse is that the bank will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Upminster Bridge ?

Lenders have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. 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. Some 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.

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

Upminster Bridge conveyancing solicitors as well as nationwide property lawyers throughout the UK have a duty under money laundering regulations to verify the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).

Evidence of the origin of funds is also necessary under the money laundering statutes as solicitors are duty bound to check that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase amount where you are buying mortgage free) has originated from legitimate source (such as an inheritance) and is not the fruits of illegitimate behaviour.

I am buying a terraced house in Upminster Bridge. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Upminster Bridge you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Upminster Bridge.

I'm refinancing my existing home to a BTL loan with Platform Home Loans Ltd and intend to use the remaining equity as a deposit on a second property. The location we are looking at is Upminster Bridge. Will your lawyers be able to act for the two banks and link together the conveyances?

Make use of our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are your solicitor will be able to tie up the two conveyancing matters but you should talk with you conveyancer and specify your expectations and requirements.

I acquired a house in Upminster Bridge last 8/8/2024 and to date it is still not registered with HM Land Registry. It is part of a new estate and my property lawyer told me that it may take 12 months to register. I have contacted HMLR directly and they have informed me the initial application was cancelled due to questions not being addressed in time. What can I do?

It is your conveyancing practitioner that you really need to turn to here in order to satisfy any questions which have arisen as part of the registration formalities for your Upminster Bridge property. Normal Upminster Bridge conveyancing practice includes an undertaking on the part of the seller's lawyer that they will help resolve any registration raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.