Frequently asked questions relating to the Bluestone Mortgages Solicitor Panel from members of the public
My fiance and I are hoping to buy a 1 bedroom flat in London with a mortgage from Bluestone Mortgages. We like our solicitor but Bluestone Mortgages says she’s not on their "panel". It seems we have little choice but to instruct one of the Bluestone Mortgages panel firms or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Bluestone Mortgages use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Bluestone Mortgages conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Bluestone Mortgages
We are nearing an exchange and my parents having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Bluestone Mortgages. I am advised that, being on the Bluestone Mortgages conveyancing panel and acting on their behalf he must inform Bluestone Mortgages if the balance of the mortgage advance is coming from anyone other than me. I informed the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for him to raise this?
Your lawyer is obliged to check with Bluestone Mortgages to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Bluestone Mortgages if you agree, failing which, your lawyer must cease to continue acting.
I need to find a Bluestone Mortgages panel solicitor in Inverness. Can you assist?
It is not clear why you need a Bluestone Mortgages panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Bluestone Mortgages to find out which solicitors in Bluestone Mortgages are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
I am selling my house. Does my solicitor have to be on the Bluestone Mortgages conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Bluestone Mortgages conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I am currently in the process of buying my council flat. I have a mortgage offer with Bluestone Mortgages. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Bluestone Mortgages you will need to appoint a solicitor on the Bluestone Mortgages conveyancing panel.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Bluestone Mortgages conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Bluestone Mortgages about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get 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 properly dealt with 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.
After shopping around on the internet I have found a solicitor having made sure that they are on the Bluestone Mortgages conveyancing panel. Does my lawyer arrange the survey of the property?
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I've read lots of house buying,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Bluestone Mortgages conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bluestone Mortgages will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bluestone Mortgages will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Bluestone Mortgages you could contact your them to see if they have a list of approved surveyors.