Examples of recent questions relating to the Metro Bank Solicitor Panel from members of the public
I need to swap lawyers as my lawyer is not on the Metro Bank panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
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.
I am due to complete my purchase next Tuesday. 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.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Metro Bank conveyancing panel. My lawyer has said that they are on the Metro Bank 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 Metro Bank 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 Metro Bank solicitor panel.
I am buying a garden flat and getting a mortgage with Metro Bank. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Metro Bank conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Metro Bank conveyancing panel in your location.
What are the common reasons for a lender such as Metro Bank to withdraw a mortgage offer?
Lenders such as Metro Bank can revoke their mortgage offer although this rarely happens. In the unlikely event that Metro Bank withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are various possible reasons but here are a number of examples:
- Many mortgage offers have an expiry date. Your lawyer should check this. Metro Bank 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.
- If the borrower informs Metro Bank of a change in security address
- Following advice from the property assessor on their lender panel or If the lender has doubts about the effectiveness of the valuation as a result of subsequent events or information received post valuation but pre completion
- Where the lender has to take account a recent change in taxation
- Where the lender is on notice of a restriction or a right of pre-emption which is not at market value
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Metro Bank conveyancing panel complaints department or do I complain directly to the law firm?
There is little point in complaining directly to Metro Bank. 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 properly dealt with 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.
I am selling my house. I had a double glazing fitted in month 8 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Metro Bank are being pedantic. The solicitor who is on the Metro Bank conveyancing panel is saying indemnity insurance will be fine but Metro Bank are insisting on a building regulation certificate. Why do Metro Bank have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Metro Bank have referred the matter to their valuer. The reason why Metro Bank may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
