Unfortunately I am unable to travel far from Writtle. I would like to know the understand why all Writtle conveyancers are not on all lender panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in banks and building societies pruning a number of firms from their panel of approved property lawyers .

What does my ID and proof of funds have anything to do with my conveyancing in Writtle? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Writtle conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility account evidencing where you reside.

In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to investigate not just the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer ending 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 notify the relevant authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.

When it comes to lenders such as Nationwide, do Writtle conveyancers face a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

My wife and I have arranged a further advance on our mortgage from Santander as we want to conduct alterations to our home in Writtle. Are we obliged to appoint a local Writtle solicitor on the Santander conveyancing panel to handle the paperwork?

Santander don't usually instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

Completion of my purchase has taken place for my property in Writtle. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Writtle?

Unless a prior acquisition of the premises completed post 12 October 2013 you may expect lawyers delivering conveyancing in Writtle to remain recommending a chancel search and or chancel repair liability insurance.

I was advised by a number of selling agents in Writtle to get a quote from a solicitor on your site. What’s the financial upside for Estate Agents to market your site ahead of alternative conveyancing organisations?

We don’t offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.