Q and A’s regarding the Manchester Building Society Solicitor Panel
from members of the public
My partner and I are first time buyers. Within the 48 hours our solicitor has forwarded the sale agreement to sign with a detailed report in anticipation of exchanging contracts shortly. Manchester Building Society have this afternoon contacted us to inform me that they have now hit a problem as our conveyancer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme.
Your solicitors should contact Manchester Building Society and see if they can apply for membership of the Manchester Building Society conveyancing panel, but if that is not viable Manchester Building Society will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Manchester Building Society conveyancing panel and you may continue to use your own solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Our son-in-law is buying a new build apartment with a home loan from Manchester Building Society. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Manchester Building Society conveyancing panel as a standard part of the process, and to the valuer when requested.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Manchester Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the Manchester Building Society conveyancing panel. My lawyer has said that they are on the Manchester Building Society 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 Manchester Building Society 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 Manchester Building Society solicitor panel.
My lawyers in Leeds have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with Manchester Building Society. Is it case that being on the Manchester Building Society conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Manchester Building Society Conveyancing Panel Terms. It might be worth you contacting Manchester Building Society directly.
How can we tell if a solicitor on the Manchester Building Society panel is any good?
obtaining recommendations is a sensible starting point. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction
Two weeks ago we had a mortgage agreed in principle with Manchester Building Society. Solicitors have been instructed? What is the average time that one could expect to receive a mortgage offer from Manchester Building Society?
Some lenders take longer than others. Have Manchester Building Society done the survey? Have you advised Manchester Building Society as your lawyers details and checked that your lawyer is on the Manchester Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
Completion of my remortgage has taken place with a mortgage from Manchester Building Society. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about Manchester Building Society. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the Manchester Building Society branches or the Customer Services Department at Manchester Building Society head office. In most cases complaints to Manchester Building Society are resolved effectively and efficiently. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service who will take matters further.
