National Westminster Bank Solicitor Panel Example Support Desk Enquires from members of the public
The conveyancer I wanted to use for conveyancing on a purchase said she would charge more if my lender is due to their unusual legal requirements. Am I likely to be frustrated using National Westminster Bank? Is National Westminster Bank conveyancing so much more difficult?
National Westminster Bank conveyancing requirements for their panel are no better or no more complicated than most lenders.
It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender.
It is not clear if your lawyer is on the National Westminster Bank conveyancing panel. If they are not, this does add further risk of delay as National Westminster Bank will appoint their own solicitors to look after their interest.
My solicitor has discovered a discrepancy between the surveyor’s assumptions in National Westminster Bank’s home valuation report and what is revealed within the title deeds. My lawyer says that as he is on the National Westminster Bank conveyancing panel he is obliged to ensure that the bank is with this discrepancy and is still content to lend. Is my conveyancer’s approach right?
A precondition to being on the National Westminster Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on National Westminster Bank) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I see that you have a post code search directory identifying law firms on the National Westminster Bank conveyancing panel. Do firms pay you a commission if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the National Westminster Bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My aunt passed away last year and as sole heir and executor was left the property. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to National Westminster Bank , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then National Westminster Bank will insist on your using a conveyancer on the National Westminster 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 National Westminster 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 National Westminster Bank mortgage is registered as a charge at the Land Registry.
Do the majority of lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the National Westminster Bank conveyancing panel requirements are different to National Westminster Bank’s conveyancing panel requirements.
Completion of my purchase has taken place with a loan from National Westminster Bank. Conveyancing was satisfactory but I would like to complain about National Westminster Bank. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the National Westminster Bank branches or the Customer Care Department at National Westminster Bank head office. In most cases complaints to National Westminster Bank are sorted out very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service with full details of your complaint.
My offer on house has been accepted, the seller does however have a dependent purchase. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties in the pipeline. My conveyancing solicitor has been instructed. What should be my next step? At what point should I appy for the mortgage with National Westminster Bank?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the National Westminster Bank conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with National Westminster Bank and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
