My wife and I are planning to buy a property in Wormwood Scrubs and have instructed a Wormwood Scrubs conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this evening contacted us to inform me that there is now an issue as our Wormwood Scrubs conveyancer is not on their conveyancing panel. What do we do from here?

If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Wormwood Scrubs lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

We are planning to acquire a house and require a conveyancing solicitor in Wormwood Scrubs who is on the Santander approved 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 Santander . We don't recommend any particular firms conducting conveyancing in Wormwood Scrubs.

Having invested time scouring mumsnet.com for a cheap lawyer in Wormwood Scrubs, many say that I should instruct a CQS kitemarked solicitor. What is CQS?

Wormwood Scrubs Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) CQS was established to promote high standards in the home legal process. CQS helps consumers to recognise practices that provide a quality residential conveyancing. Wormwood Scrubs is one of locations in England and Wales in which CQS have offices. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial estate in Wormwood Scrubs?

Many commercial conveyancing solicitors in Wormwood Scrubs will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Wormwood Scrubs. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wormwood Scrubs.

For each commercial conveyancing transaction in Wormwood Scrubs it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Wormwood Scrubs commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Wormwood Scrubs.

I am buying a flat and cash is in place. My solicitor has been given with two distinct proof of photographic ID, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer acknowledging that the money is legitimate and that it has come from inheritance and not via illegitimate means.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Wormwood Scrubs conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.