Metro Bank Solicitor Panel Recently Asked Questions from members of the public
Am I correct in assuming that the fact that my conveyancer is not on the Metro Bank Conveyancing panel that there is a problem with the standard of her 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 most common reasons for removal are: (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.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Metro Bank will not agree to this. Why was Metro Bank even consulted?
Your lawyer being on the Metro Bank conveyancing panel is duty bound to inform Metro Bank of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Metro Bank then they would have to discontinue acting for you and Metro Bank.
Your search tool is useful but there are many lawyers listed near London on the Metro Bank conveyancing panel. Can you recommend a specific firm on the Metro Bank approved panel?
We are not in the business of recommending one firm above another 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. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
My lawyers in Birmingham have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with Metro Bank. Is it case that being on the Metro Bank 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 Metro Bank Conveyancing Panel Terms. It might be worth you contacting Metro Bank directly.
I have paid off my mortgage with Metro Bank. I assume I don't need a solicitor on the Metro Bank panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Metro Bank mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Metro Bank mortgage from the register. Metro Bank,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the Metro Bank has sent the Land Registry the discharge electronically, and
the Metro Bank has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Metro Bank mortgage has been paid off.
Can I register a complaint to Metro Bank about the lawyers being on the Metro Bank conveyancing panel?
Complaining to Metro 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 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.
After shopping around on the internet I have found a solicitor having made sure that they are on the Metro Bank conveyancing panel. Does my lawyer arrange the survey of the property?
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Having read lots of mortgage guides,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Metro Bank conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Metro Bank will need an independent valuation of the property. Your lawyer will not arrange this. Usually Metro Bank will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Metro Bank you could contact your them to see if they have a list of approved surveyors.
