Common questions asked concerning the M&S Bank Conveyancing Panel from members of the public
I would like to know the reason why all UK lawyers are not on the M&S Bank Solicitor panel?
Even though it may seem unfair for M&S Bank to restrict who can act for them from the public’s or solicitor’s point of view, the other side of the coin is that the lenders are becoming ever more anxious and feel the necessary need to protect them from mortgage fraud and other illegal activities. As a result of this concern M&S Bank have restricted their panel of approved conveyancing lawyers to a size that they are happy to control. The M&S Bank lawyer panel is not the most exclusive of all lenders
Can you clarify something for me?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from M&S Bank was issued random date and we have agreed a date for me to move into the property on Tues etc. My solicitor informs me that as she is on the M&S Bank conveyancing panel she needs to reorder the searches as they are no longer acceptable to the lender.
A precondition to being on the M&S Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on M&S Bank)which specifies that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to M&S Bank.
Do I need to pop into the offices of the M&S Bank conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Leeds
so that I can attend their offices when needed.
Most conveyancing panel lawyers for M&S Bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
I was expecting to complete on my flat yesterday. My solicitor is on the M&S Bank solicitors panel but has changed address in the past couple of months and had not informed M&S Bank of their new address. M&S Bank has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is a rare situation indeed. 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 M&S Bank branch or your mortgage broker to see if they can help.
Completion of my purchase has taken place with a mortgage from M&S Bank. Conveyancing was satisfactory but I feel I should register my dissatisfaction about M&S Bank. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the M&S Bank branches or the Customer Services Team at M&S Bank head office. In most cases complaints to M&S Bank are sorted out effectively and efficiently. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service who will take matters further.
I have not been happy with the level or service received from my lawyer. Is there a M&S Bank conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to M&S Bank about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. Usually one can find this 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 addressed 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.
Planning on purchasing a flat with a mortgage with M&S Bank. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the M&S Bank 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 M&S Bank conveyancing panel
