FAQs : The Dudley Building Society Solicitor Panel
from members of the public
For what reasons could a law firm be excluded from the Dudley Building Society approved conveyancing panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of law firms had been removed from a lender panel. The top reasons in order are :
- Low volume of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Dudley Building Society
My partner and I changing mortgage lender for our penthouse with Dudley Building Society. We have a son 18 who lives with us. The solicitor on the Dudley Building Society conveyancing panel requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Dudley Building Society conveyancing panel as he never had to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Dudley Building Society .This is solely used to protect the Dudley Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Dudley Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I need to find a Dudley Building Society panel solicitor in Inverness. Can you assist?
Unfortunately it’s not apparent why you need a Dudley Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Dudley Building Society to find out which solicitors in Dudley Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
I am attempting to get my ex-wife removed the mortgage deeds. Can Dudley Building Society really insist on which solicitor I can or can not use?
You can use any solicitor you like but Dudley Building Society then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Dudley Building Society solicitors panel
I previously instructed online conveyancers located in Manchester who are on the Dudley Building Society solicitor panel. They are now charging me a separate fee of £175 for dealing with the Dudley Building Society mortgage. Is this a supplemental conveyancing fee specified by Dudley Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Dudley Building Society but by your lawyers. Some firms on the Dudley Building Society will charge an ‘acting for lender’ fee and others do not.
I have instructed a lawyer having made sure that they are on the Dudley Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Having read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Dudley Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Dudley Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Dudley Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Dudley Building Society you could contact your them to see if they have a list of approved surveyors.
Dudley 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 Dudley Building Society or your broker and complete any relevant paperwork. Dudley Building Society will tell you what documents they want. Dudley 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. Dudley 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.