Frequently asked questions relating to the Barclays - Woolwich Solicitor Panel
from members of the public
My fiance and I are first time buyers. Within the 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays - Woolwich have this morning contacted us to advise us that they have now hit a problem as our lawyer is not on their conveyancing panel. What do we do from here?
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 property lawyers should contact Barclays - Woolwich and see if they can apply for membership of the Barclays - Woolwich conveyancing panel, but if that is not viable Barclays - Woolwich will instruct their own lawyers to represent them. You don't have to instruct a firm on the Barclays - Woolwich conveyancing panel as you are at liberty to use your preferred lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I am due to move into my new home next Thursday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as as he informs me that he is duty bound to validate that it is in order for Barclays - Woolwich. What risks do Barclays - Woolwich expect the insurance to cover?
All property lawyers on the Barclays - Woolwich conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Barclays - Woolwich’s Part 2 requirements of the CML Handbook (last updated on Barclays - Woolwich). Being on the Barclays - Woolwich conveyancing panel your lawyer is expect to follow these instructions.
I am planning to acquire a flat and need a conveyancing solicitor in Newcastle who is on the Barclays - Woolwich approved. Could you point me in the right direction as regards a firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays - Woolwich . We don’t recommend any particular firm.
I am trying to get my ex-husband removed the mortgage deeds. Can Barclays - Woolwich really insist on which solicitor I can or can not retain?
You can use any solicitor you like but Barclays - Woolwich then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Barclays - Woolwich solicitors panel
I am currently in the process of buying my council flat. I have a mortgage offer with Barclays - Woolwich. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Barclays - Woolwich you will need to appoint a solicitor on the Barclays - Woolwich conveyancing panel.
Can I register a complaint to Barclays - Woolwich about the lawyers being on the Barclays - Woolwich conveyancing panel?
There is little point in complaining directly to Barclays - Woolwich. Every solicitor firm and conveyancer must have a complaints procedure. Usually one can find this information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
At last I have had an offer on an apartment accepted, the seller does however have a dependent purchase. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties booked. My conveyancing solicitor has been instructed. What do I do now? When should I get the mortgage app going with Barclays - Woolwich?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Barclays - Woolwich conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Barclays - Woolwich and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
