Examples of recent questions relating to the Darlington Building Society Conveyancing Panel from members of the public
My fiance and I are first time buyers. Within the 48 hours our conveyancer has forwarded the sale agreement to sign with a detailed report in anticipation of exchanging contracts shortly. Darlington Building Society have this afternoon contacted us to inform me that they have now hit a problem as our solicitor is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit 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 solicitors 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 lawyers to represent them. You don't have to instruct a firm on the Darlington Building Society conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Our lawyer is asking me for identification documents stating that this is part of his legal duty as a conveyancer on the Darlington Building Society Conveyancing panel. Can you confirm whether this is the case?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that Darlington Building Society also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with Darlington Building Society CML Handbook requirements last updated on Darlington Building Society
Are there any apps to help search for a local solicitor on the Darlington Building Society conveyancing panel? I have a car and am prepared to travel up to 20 kilometers to meet the conveyancer.
You can use the find a conveyancing panel search 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 Darlington Building Society solicitor panel.
I am considering applying for a Darlington Building Society mortgage for purchase of a new build (under development) with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Darlington Building Society?
In theory, you could use a solicitor that is not on Darlington Building Society conveyancing panel, but Darlington Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Do most banks 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 Darlington Building Society conveyancing panel requirements are different to Darlington Building Society’s conveyancing panel requirements.
I am selling my house. I had a double glazing fitted in month 7 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Darlington Building Society are being pedantic. The solicitor who is on the Darlington Building Society conveyancing panel is recommending indemnity insurance as a solution but Darlington Building Society are insisting on a building regulation certificate. Why do Darlington Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Darlington Building Society have referred the matter to their valuer. The reason why Darlington Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
Darlington Building Society have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Darlington Building Society or your broker and complete any relevant paperwork. Darlington Building Society will tell you what documents they want. Darlington Building Society will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Darlington Building Society will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.