Q and A’s regarding the Ipswich Building Society Conveyancing Panel from members of the public
My financial adviser has asked me for my lawyer’ panel member for the Ipswich Building Society conveyancing panel. Can you suggest how I discover this. I have tried my local Ipswich Building Society branch but they have not responded to me.
You are best placed to get this information from your conveyancing lawyer. They should have a central record lender panel numbers including the Ipswich Building Society panel reference.
Our property lawyer has requested from me identification documents stating that this is part of his obligations as a solicitor on the Ipswich Building Society Conveyancing panel. Am I being spun a yarn?
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 Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that Ipswich 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 Ipswich Building Society CML Handbook requirements last updated on Ipswich Building Society
Are there any apps to help find a local solicitor on the Ipswich Building Society conveyancing panel? I have a car and am prepared to travel up to 20 kilometers to meet the lawyer.
Feel free to make use of 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 Ipswich Building Society solicitor panel.
My grandfather passed away last year and as sole heir and executor was left the property. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Ipswich Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Ipswich Building Society will insist on your using a conveyancer on the Ipswich Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Ipswich Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Ipswich Building Society mortgage is registered as a charge at the Land Registry.
In what circumstances might Ipswich Building Society amend or withdraw their mortgage offer?
Lenders such as Ipswich Building Society can withdraw their mortgage offer although this is unusual. If Ipswich Building Society withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are many potential reasons but here are 5 examples:
- Ipswich Building Society may amend or withdraw an offer if the Ipswich Building Society conveyancing panel solicitor is unable to confirm compliance with any of the conditions of the mortgage offer or if any of the terms of the mortgage offer cannot be satisfied
- If the financial circumstances of the borrower have changed to the detriment and the Ipswich Building Society has been notified
- If the borrower informs Ipswich Building Society of a change in security address
- If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;
- If the solicitor on the Ipswich Building Society conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Ipswich Building Society ‘s instructions
Can I register a complaint to Ipswich Building Society about the lawyers being on the Ipswich Building Society conveyancing panel?
Complaining to Ipswich Building Society about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is properly dealt with by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
My ex -wife’s name is on the Ipswich Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Ipswich Building Society mortgage in order to sell?
As regards the Ipswich Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Ipswich Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.