Loughborough Building Society Conveyancing Panel Sample Enquires to our Call Center from members of the public
I need to swap lawyers as my lawyer is not on the Loughborough Building Society panel of conveyancing solicitors. How easy is it to change conveyancer?
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 lawyer is advising me that she is duty-bound to apply for a Local Authority search stemming from the fact that the firm are on the Loughborough Building Society solicitor 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 Loughborough 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 Loughborough Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Loughborough Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I am buying a property and require a conveyancing solicitor in London who is on the Loughborough Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Loughborough Building Society . We don’t recommend any particular firm.
I would like to get my ex-husband removed the mortgage deeds. Can Loughborough Building Society really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Loughborough 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 Loughborough Building Society solicitors panel
Is it common for Loughborough Building Society to withdraw a mortgage offer and what would be the reasoning?
Banks and Building Societies such as Loughborough Building Society can revoke their mortgage offer although this rarely happens. If Loughborough 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:
- Loughborough Building Society may amend or withdraw an offer if the Loughborough 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
- Many mortgage offers have an expiry date. Your lawyer should check this. Loughborough Building Society may amend or withdraw an offer before the end of its validation period if an offer extension is requested and following a re-evaluation of the property the value of the security is below a level which is acceptable to them.
- Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.
- 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 lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
It is not clear whether 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 Loughborough Building Society on numerous occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Loughborough Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Loughborough Building Society. Unless your lawyer obtains specific confirmation in writing that Loughborough 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 Loughborough Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
My ex -wife’s name is on the Loughborough 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 Loughborough Building Society mortgage in order to sell?
As regards the Loughborough 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 Loughborough 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.
