The Consumers Association has named and shamed the top ten worst offenders for mortgage scams.
The ten which have received most complaints over their practises are in descending order Halifax, Abbey National, Northern Rock, Woolwich, Nationwide, NatWest, Alliance & Leicester, Bristol & West, Bradford & Bingley and Barclays.
The most complaints received concerned excessive redemption penalties, these totalled 58 per cent of all complaints.
Interest calculations were also high on the complaints agenda with 17 per cent as were compulsory insurance's which received 7 per cent of the total.
Consumers' Association director Sheila McKechnie says: "Our findings today show that the mortgage industry needs an urgent dose of regulation to correct its many ills.
"We urge the Government to act on our recommendations and take the only sensible step and regulate this industry to ensure consumers get fair mortgages."