Examples of recent questions relating to the Manchester Building Society Solicitor Panel from members of the public
I am progressing with the sale of my flat and the EA has just e-mailed to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that Manchester Building Society will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only work with specific lawyers?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Expecting to move into my new home next Friday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as he says that he has to check this in has capacity as lawyer for Manchester Building Society. What does the insurance need to cover?
All property lawyers on the Manchester Building Society conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Manchester Building Society’s Part 2 requirements of the CML Handbook (last updated on Manchester Building Society). Being on the Manchester Building Society conveyancing panel your lawyer is expect to follow these requirements.
I am planning to acquire a property and require a conveyancing solicitor in who is on the Manchester Building Society approved. Could you point me in the right direction as regards a solicitor?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Manchester Building Society . We don’t recommend any particular firm.
I was supposed to move into my flat last Thursday. My solicitor is on the Manchester Building Society solicitors panel but has changed address 8 weeks ago and had not informed Manchester Building Society of their new address. Manchester Building Society has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. The majority of 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 Manchester Building Society branch or your mortgage broker to see if they can help.
We are getting a further advance on our mortgage from Manchester Building Society as we wish to carry out a loft conversion to our home. Do we need to appoint a solicitor on the Manchester Building Society conveyancing panel to deal with the paperwork?
Manchester Building Society would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Manchester Building Society list
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have telephoned Manchester Building Society on numerous occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Manchester Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the CML Handbook Part 2 requirements for Manchester Building Society. Unless your lawyer obtains specific confirmation in writing that Manchester 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 Manchester Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
After much negotiation I have agreed a price on an apartment. My financial adviser recommended their conveyancers I paid an upfront payment of 200. Soon after the conveyancers contacted me to say that they were not on the Manchester Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Manchester Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
