Examples of recent questions relating to the Metro Bank Conveyancing Panel from members of the public
Is the fact that my conveyancer is not on the Metro Bank Conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 3 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Metro Bank.
Expecting to move into my new home next Monday. 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 Metro Bank. What risks do Metro Bank expect the insurance to cover?
All property lawyers on the Metro Bank 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 Metro Bank’s Part 2 requirements of the CML Handbook (last updated on Metro Bank). Being on the Metro Bank conveyancing panel your lawyer is expect to follow these instructions.
Whilst your website is a good idea there are many lawyers listed near Leeds on the Metro Bank conveyancing panel. Can you recommend a specific firm on the Metro Bank approved panel?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My aunt passed away six months ago and as sole heir and executor was left the house. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Metro Bank , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Metro Bank will insist on your using a conveyancer on the Metro Bank conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Metro Bank conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Metro Bank mortgage is registered as a charge at the Land Registry.
Is it the case that all conveyancing lawyers on the Metro Bank conveyancing panel work on a no sale no fee basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
Last month we had a mortgage agreed in principle with Metro Bank. Solicitors have been appointed? What is the average time that one could expect to receive a mortgage offer from Metro Bank?
Some lenders take longer than others. Have Metro Bank done the valuation? Have you advised Metro Bank as your lawyers details and checked that your lawyer is on the Metro Bank conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
My brother and I have had an offer accepted on a apartment I spoke to a conveyancer previously used by my uncle and he recommended using a property lawyers approved by Metro Bank. The estate agent recommended two local firms so I asked Metro Bank if the 2 suggested solicitors are approved, which they are not. Metro Bank suggested that either practice can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Metro Bank 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Metro Bank for conveyancing panel firms in your area. 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 Metro Bank 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 Metro Bank conveyancing panel as it may only take about 2-3 weeks. As long as they meet Metro Bank’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.
