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Ready to buy a new home? Failing to check that a lawyer is on the West Bromwich BS list of approved solicitors can put your transaction at risk of delay or failure.
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West Bromwich Building Society Conveyancing Panel Example Support Desk Enquires
My fiance and I are first time buyers. Within the last couple of days our lawyer has forwarded the sale agreement to sign with a detailed report with the expectation that exchange is imminent. West Bromwich Building Society have this afternoon contacted us to inform me that there is now an issue as our conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is usual for the purchaser's solicitors to also act for 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 solicitors should contact West Bromwich Building Society and see if they can apply for membership of the West Bromwich Building Society conveyancing panel, but if that is not viable West Bromwich Building Society will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the West Bromwich Building Society conveyancing panel and you may continue to use your own solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My lawyer has spotted a difference when comparing the assumptions in West Bromwich Building Society’s valuation report and what is in the legal papers for the property. My lawyer says that as he is on the West Bromwich Building Society conveyancing panel he must ensure that the lender is with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
A precondition to being on the West Bromwich Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on West Bromwich Building Society) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I note that you have a search directory listing law firms on the West Bromwich Building Society conveyancing panel. Do firms pay you a referral fee if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the West Bromwich Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I was scheduled to move into my flat two days ago. My lawyer’s firm is on the West Bromwich Building Society conveyancing panel but has moved offices 8 weeks ago and had not informed West Bromwich Building Society of their new address. West Bromwich Building Society is now refusing to release my funds as the information from the solicitors isn't correct.
This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local West Bromwich Building Society branch or your mortgage broker to see if they can assist.
I previously instructed online solicitors based in Manchester who are on the West Bromwich Building Society solicitor panel. They are now charging me a separate fee of £195 for dealing with the West Bromwich Building Society mortgage. Is this an additional conveyancing fee specified by West Bromwich Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by West Bromwich Building Society but by your lawyers. Some firms on the West Bromwich Building Society will charge an ‘acting for lender’ fee and others do not.
My ex -wife’s name is on the West Bromwich Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the West Bromwich Building Society mortgage in order to sell?
In terms of the West Bromwich Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of West Bromwich Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
My husband and I are remortgaging a penthouse in Hendon. Conveyancing solicitors in Hendon are about to beinstructed. My colleaguerecommended that we enquire that the conveyancer in Hendon is on the West Bromwich Building Society panel. Aren't all lawyers on the West Bromwich Building Society panel?
A limited percentage of Hendon conveyancing firms are on the West Bromwich Building Society conveyancing panel. 5 people a month use our search tool to find a Hendon conveyancing practitioner on the on the West Bromwich Building Society solicitors pane.