Examples of recent questions relating to the Bradford & Bingley Solicitor Panel from members of the public
How easy is it to change a solicitor as I need to find one who is on the Bradford & Bingley conveyancing panel. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Expecting to complete my purchase next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as he informs me that he is duty bound to validate that it is in order for Bradford & Bingley. What does the insurance need to cover?
Any lawyer on the Bradford & Bingley 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 Bradford & Bingley’s Part 2 requirements of the CML Handbook (last updated on Bradford & Bingley). Being on the Bradford & Bingley conveyancing panel your lawyer is expect to follow these requirements.
Are there any apps to help find a local solicitor on the Bradford & Bingley conveyancing panel? I have a car and am prepared to travel up to 10 kilometers to meet the lawyer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Bradford & Bingley solicitor panel.
I am attempting to get my former partner taken off the mortgage deeds. Can Bradford & Bingley really tell me which solicitor I can or can not use?
You can use any solicitor you like but Bradford & Bingley 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 Bradford & Bingley solicitors panel
Is it the case that all conveyancing lawyers on the Bradford & Bingley conveyancing panel work on a no move no charge basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their package
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Bradford & Bingley conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Bradford & Bingley about their conveyancing panel is unlikely to yield much of a response. 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 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.
It is not clear whether my mortgage offer requires a lease extension . I have called into my local branch Bradford & Bingley on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Bradford & Bingley conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the Bradford & Bingley panel she or he must comply with the CML Handbook requirements for Bradford & Bingley. Unless your lawyer obtains specific confirmation in writing that Bradford & Bingley will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Bradford & Bingley to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.