Britannia Conveyancing Panel Example Support Desk Enquires from members of the public
The conveyancer I had intended to instruct on a purchase said he would charge more if my mortgage is with Britannia because of their unusual legal requirements. Am I likely to be frustrated using Britannia? Is Britannia conveyancing so much more difficult?
Britannia 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 Britannia conveyancing panel. If they are not, this does add further risk of delay as Britannia will appoint their own solicitors to look after their interest.
My lawyer has identified a difference between the assumptions in Britannia’s valuation survey and what is in the conveyancing documents. My solicitor says that as he is on the Britannia conveyancing panel he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
A precondition to being on the Britannia approved panel is to comply with the CML Handbook requirements (last updated for this lender on Britannia) 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.
Are there any apps to help search for a local solicitor on the Britannia conveyancing panel? I have a car and am prepared to travel up to 10 miles to meet the solicitor.
You can use the find a conveyancing panel search on this page. 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 Britannia solicitor panel.
I was expecting to move into my flat two days ago. My lawyer’s firm is on the Britannia solicitors panel but has moved offices 8 weeks ago and had not advised Britannia of their new address. Britannia has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. Most lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Britannia branch or your mortgage broker to see if they can help.
Do most lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Britannia conveyancing panel requirements are different to Britannia’s conveyancing panel criteria.
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed with Britannia. Conveyancing is new to me. 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 Britannia you will need to appoint a solicitor on the Britannia conveyancing panel.
My ex -wife’s name is on the Britannia mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Britannia mortgage in order to sell?
In terms of the Britannia mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Britannia in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.