Examples of recent questions relating to the Barclays - Woolwich Solicitor Panel from members of the public
I am selling my house and the estate agent has just texted me to say that the buyers are switching solicitor. The reason given is that Barclays - Woolwich will only work with property lawyers on their approved list. Why would a big named mortgage company only work with certain solicitors?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
My lawyer has uncovered an inconsistency when comparing the assumptions in Barclays - Woolwich’s home valuation report and what is in the title deeds. My solicitor has advised that as he is on the Barclays - Woolwich conveyancing panel he must ensure that the bank is with this discrepancy and is content go ahead. Is my solicitor’s course or action right?
A precondition to being on the Barclays - Woolwich approved panel is to comply with the CML Handbook requirements (last updated for this lender on Barclays - Woolwich) 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 both parties.
Do all the licensed conveyancers and solicitor practices listed on your search have online case tracking as I was under the impression that this was a precondition of being on the Barclays - Woolwich solicitor panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
I am buying a terraced house and getting a mortgage with Barclays - Woolwich. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Barclays - Woolwich conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Barclays - Woolwich conveyancing panel in your location.
I'm in the throws of viewing flats and now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Barclays - Woolwich
It would be sensible to have your start your search soon rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on the the estate agent. As you are getting a mortgage with Barclays - Woolwich , ask your prospective lawyers check they are on the Barclays - Woolwich conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Barclays - Woolwich. I assume I don't need a solicitor on the Barclays - Woolwich panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Barclays - Woolwich mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays - Woolwich mortgage from the register. Barclays - Woolwich,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Barclays - Woolwich has sent the Land Registry the discharge electronically, and
the Barclays - Woolwich has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Barclays - Woolwich mortgage has been paid off.
The mortgage over my property is with Barclays - Woolwich. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays - Woolwich?
Your original mortgage agreement with Barclays - Woolwich will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays - Woolwich’s mortgage conditions. It may be that Barclays - Woolwich will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays - Woolwich directly. It should not be necessary to do this via a Barclays - Woolwich conveyancing panel firm.