FAQs for the Darlington Building Society Conveyancing Panel
from members of the public
Is the fact that my solicitor is not on the Darlington Building Society Conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Darlington Building Society.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Darlington Building Society will not agree to this. Why was Darlington Building Society even consulted?
Your lawyer being on the Darlington Building Society conveyancing panel is duty bound to inform Darlington Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Darlington Building Society then they would have to discontinue acting for you and Darlington Building Society.
What tools are available to find a local solicitor on the Darlington Building Society conveyancing panel? I have a car and am prepared to travel up to 25 miles to meet the lawyer.
Feel free to make use of the find a conveyancing panel tool 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 Darlington Building Society solicitor panel.
We're in Birmingham, FTBs buying with a mortgage (lender is Darlington Building Society , but our lawyer is on the Darlington Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Darlington Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
Is it common for Darlington Building Society to withdraw a mortgage offer and what would be the reasoning?
Lenders such as Darlington Building Society can withdraw their mortgage offer although this is unusual. In the unlikely event that Darlington Building Society withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are various possible reasons but here are a few examples:
If the financial circumstances of the borrower have changed to the detriment and the Darlington Building Society has been notified
Amendments if purchase price adjusted and the loan to value limits exceeded by this. Please note that Darlington Building Society conveyancing panel solicitors would be obliged to notify Darlington Building Society of a change in the price of the property.
Following advice from the property assessor on their lender panel or If the lender has doubts about the effectiveness of the valuation as a result of subsequent events or information received post valuation but pre completion
Where the lender is on notice of a restriction or a right of pre-emption which is not at market value
Where the Lender’s right to possession is fettered in some way
I have agreed a price on a apartment I spoke to a solicitor recommended by my mum and he advised instructing a property lawyers approved by Darlington Building Society. The estate agent recommended two local firms so I asked Darlington Building Society if the 2 suggested solicitors are approved, which they are not. Darlington Building Society pointed out that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Darlington Building Society 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Darlington Building Society to suggest a law firm in your location. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the Darlington Building Society conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Darlington Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet Darlington Building Society’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
I have paid off my mortgage with Darlington Building Society. I assume I don't need a solicitor on the Darlington Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Darlington 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 Darlington Building Society mortgage from the register. Darlington 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 Darlington Building Society has sent the Land Registry the discharge electronically, and
the Darlington Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Darlington Building Society mortgage has been paid off.