Frequently asked questions relating to the Dudley Building Society Solicitor Panel from members of the public
My Solicitor is not listed on the Dudley Building Society Solicitor Panel. Is it possible for me to continue with my preferred solicitor notwithstanding that they are excluded from the Dudley Building Society panel?
You will need to have a conveyancer complete the legal work required when you take out a Dudley Building Society mortgage to buy your property. They’ll carry out all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You can instruct a conveyancing firm of your choice. However, if the firm selected is not a member of the Dudley Building Society conveyancing panel additional costs will be incurred as separate legal representation will be required by Dudley Building Society. Conveyancing panel applications can be submitted, so if your conveyancer has not previously applied for membership they can do so.
I do hope you can help me. My lawyer is advising me that he has to order a Local Authority search stemming from the fact that the firm are on the Dudley Building Society approved lawyer panel. The searches cost a lot of money. Can this be avoided?
You have limited options available to you. Given that you are taking out a loan with Dudley Building Society your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Dudley Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Dudley Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I have been looking for competitive conveyancing fees. Can I be assured that all the law firms that are identified on your website are on the Dudley Building Society conveyancing panel?
The law firms on our directory have advised us that they are on the Dudley Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Dudley Building Society panel. To date we have not been informed by either a bank or a member of the public that the data about a specific firm being on the Dudley Building Society conveyancing panel is not accurate.
I was scheduled to move into my first house two days ago. My lawyer’s firm is on the Dudley Building Society conveyancing panel but has changed address in the past couple of months and had not informed Dudley Building Society of their new address. Dudley Building Society 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 Dudley Building Society branch or your mortgage broker to see if they can help.
For 5 years I had a mortgage with Dudley Building Society. My father retired last week and wants to pay off my mortgage. After Dudley Building Society is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the Dudley Building Society conveyancing panel? I do not intend to live at the property once the Dudley Building Society mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the Dudley Building Society panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have called into my local branch Dudley Building Society on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Dudley Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the Dudley Building Society panel she or he must comply with the CML Handbook requirements for Dudley Building Society. Unless your lawyer obtains specific confirmation in writing that Dudley Building Society 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 Dudley Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
Intending to buy a house with a mortgage with Dudley Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Dudley Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Dudley Building Society conveyancing panel
