Examples of recent questions relating to the Darlington Building Society Conveyancing Panel from members of the public
My husband and I are novices when it comes to buying a property. Within the last couple of days our lawyer has forwarded the sale agreement to sign with a detailed report with the expectation that exchange is imminent. Darlington Building Society have this afternoon contacted us to inform me that there is now an issue as our lawyer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyers should contact Darlington Building Society and see if they can apply for membership of the Darlington Building Society conveyancing panel, but if that is not viable Darlington Building Society will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the Darlington Building Society conveyancing panel and you may continue to use your own solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Please assist. For no fault of my lawyer but, my purchase conveyancing has been going on for months. The Local Authority Search from Darlington Building Society was date stamped random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My solicitor says that as she is on the Darlington Building Society conveyancing panel she needs to redo the searches as they are no longer acceptable to the lender.
A precondition to being on the Darlington Building Society approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Darlington Building Society)which states that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Darlington Building Society.
Do I need to attend the offices of the Darlington Building Society conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in London
so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for Darlington Building Society undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Darlington Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Darlington Building Society 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.
When it comes to mortgage companies such as Darlington Building Society do solicitors have to be pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My offer was accepted on an apartment on the 12th January 2014, valuation was booked 4 days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Darlington Building Society and chasing them on my offer I have now been told that my offer will not be issued unless the lawyer is on the Darlington Building Society conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Darlington Building Society to deal with your lawyers application to be on the Darlington Building Society conveyancing panel. There's no guarantee that your solicitors will be accepted.
Me and my partner are buying a terraced house in Hendon. Conveyancing solicitors in Hendon are preferred to beinstructed. My brother-in-lawsuggested that we enquire that the property lawyer in Hendon is on the Darlington Building Society panel. Surely I don't need to do this, do I?
Far from all Hendon conveyancing solicitors are on the Darlington Building Society conveyancing panel. 7 people a month use our search tool to find a Hendon conveyancing practitioner on the on the Darlington Building Society list of approved conveyancing firms.