Beverley Building Society Conveyancing Panel : Questions and Answers
from members of the public
The solicitor my fiance and I wanted to use for conveyancing on a remortgage said she will levy higher legal fees if my lender is due to their unusual legal requirements. Will I regret using Beverley Building Society? Is Beverley Building Society conveyancing so much more difficult?
Beverley Building Society conveyancing requirements for their panel are no better or no more complicated than most lenders.
It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender.
It is not clear if your lawyer is on the Beverley Building Society conveyancing panel. If they are not, this does add further risk of delay as Beverley Building Society will appoint their own solicitors to look after their interest.
Much to my surprise my property lawyer has requested from me proof of ID documents saying that this is part of his requirements as a solicitor on the Beverley Building Society Conveyancing panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Beverley Building Society your lawyer also has to check ID documents to satisfy Beverley Building Society
I am Googling for online conveyancing estimates. Can I be sure that all the firms that are listed on your directory are on the Beverley Building Society conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the Beverley Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Beverley Building Society panel. To date we have not been informed by either a bank or a member of the public that the data about a specific firm being on the Beverley Building Society conveyancing panel is not accurate.
My conveyancers in Newcastle have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with Beverley Building Society. Is it case that being on the Beverley Building Society conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Beverley Building Society Conveyancing Panel Terms. It might be worth you contacting Beverley Building Society directly.
Last month we had a mortgage agreed in principle with Beverley Building Society. Solicitors have been chosen? What is the average time that one could expect to receive a mortgage offer from Beverley Building Society?
Some lenders take longer than others. Have Beverley Building Society conducted the valuation? Have you advised Beverley Building Society as your lawyers details and checked that your lawyer is on the Beverley Building Society conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
I have today made my last payment due on mortgage with Beverley Building Society. I assume I don't need a solicitor on the Beverley Building Society panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Beverley Building Society 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 Beverley Building Society mortgage from the register. Beverley Building Society,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 Beverley Building Society has sent the Land Registry the discharge electronically, and
the Beverley Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Beverley Building Society mortgage has been paid off.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Beverley Building Society conveyancing panel complaints department or do I complain directly to the law firm?
There is little point in complaining directly to Beverley Building Society. Every solicitor firm 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 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.