Q and A’s regarding the Leek United BS Conveyancing Panel from members of the public
How easy is it to change a solicitor as I need to find one who is on the Leek United BS conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
can you help? My conveyancer is advising me that he has to order a Local Authority search stemming from the fact that the firm are on the Leek United BS conveyancing panel. Is my lawyer correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with Leek United BS 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 Leek United BS’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Leek United BS. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the Leek United BS conveyancing panel. My lawyer has said that they are on the Leek United BS approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Leek United BS conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Leek United BS solicitor panel.
What happens if my solicitor is removed from the Leek United BS Conveyancing panel before the completion date?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have agreed a price on a flat I spoke to a conveyancer recommended by my uncle and he recommended using a solicitor approved by Leek United BS. The estate agent recommended two local firms so I asked Leek United BS if the 2 suggested solicitors are approved, which they are not. Leek United BS pointed out that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Leek United BS 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of Leek United BS to suggest a law firm in your location. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the Leek United BS conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Leek United BS conveyancing panel as it may only take about 2-3 weeks. As long as they meet Leek United BS’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
I am due to exchange contracts on my apartment. I had a double glazing fitted in month 7 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leek United BS are being a right pain. The solicitor who is on the Leek United BS conveyancing panel is recommending indemnity insurance as a solution but Leek United BS are requiring a building regulation certificate. Why do Leek United BS have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Leek United BS have referred the matter to their valuer. The reason why Leek United BS 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.
Leek United BS 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 Leek United BS or your broker and complete any relevant paperwork. Leek United BS will tell you what documents they want. Leek United BS 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. Leek United BS 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.
