Am I correct in assuming that the fact that my conveyancer in Beacontree Heath is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Beacontree Heath conveyancing firm and enquire why they are no longer on the approved list for your bank.
Me and my partner are about to complete buying a house in Beacontree Heath but as a consequence of wreckage from the recent storms I have managed to agree compensation from the vendor in the sum of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but Nationwide will not agree to this. Should they have been informed?
Any conveyancer being on the Nationwide approved list is duty bound to advise Nationwide of any changes to the purchase price. If you were to refuse your conveyancing practitioner to disclose the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new conveyancing practitioner for your conveyancing in Beacontree Heath.
In what way does my ID and proof of funds have anything to do with my conveyancing in Beacontree Heath? Why is this being asked of me?
In order to comply with Money Laundering Regulations any Beacontree Heath conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility bill evidencing where you reside.
In accordance with Money Laundering Regulations, property lawyers are duty bound to investigate not simply the ID of conveyancing clients but also the origin of fund that they receive in respect of any matter. Refusal to disclose this may result in your conveyancer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to inform the relevant authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
Having spent time reading moneysavingexpert.com for an affordable solicitor in Beacontree Heath, many comment that I must look for a CQS kitemarked solicitor. Can you explain what CQS is?
Beacontree Heath Conveyancing Quality Scheme practices have obtained certification under the Law Society's Scheme (CQS) CQS was created to promote high standards in the home moving process. CQS helps buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. Beacontree Heath is one of the many areas in England and Wales in which accredited firms are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits 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.
I used Wolstenholmes a few years past for my conveyancing in Beacontree Heath. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beacontree Heath of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am thinking of appointing a conveyancing lawyer in Beacontree Heath for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.