FAQs for the Saffron Building Society Solicitor Panel from members of the public
The solicitor my husband and I had intended to instruct on a remortgage said he will levy higher legal fees if my lender is because of their difficult processes! Am I likely to be frustrated using Saffron Building Society? Is Saffron Building Society conveyancing so much more difficult?
Saffron Building Society 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 Saffron Building Society conveyancing panel. If they are not, this does add further risk of delay as Saffron Building Society will appoint their own solicitors to look after their interest.
I am due to complete my purchase next Monday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as as he informs me that he is duty bound to validate that it is in order for Saffron Building Society. What risks do Saffron Building Society expect the insurance to cover?
Any lawyer on the Saffron 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 Saffron Building Society’s Part 2 requirements of the CML Handbook (last updated on Saffron Building Society). Being on the Saffron Building Society conveyancing panel your lawyer is expect to follow these instructions.
Do all the firms listed on your search have online case tracking as I was under the impression that this was a precondition of being on the Saffron Building Society conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
Please explain the implications if my solicitor is suspended from the Saffron Building Society Solicitor panel in advance of completion?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I previously instructed online solicitors based in Birmingham who are on the Saffron Building Society solicitor panel. They are now charging me a separate fee of £195 for the legal aspects of the Saffron Building Society mortgage. Is this a supplemental conveyancing fee specified by Saffron Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Saffron Building Society but by your lawyers. Some firms on the Saffron Building Society will charge an ‘acting for lender’ fee and others do not.
My wife and I have arranged a further advance on our mortgage from Saffron Building Society as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Saffron Building Society conveyancing panel to deal with the paperwork?
Saffron Building Society do not ordinarily instruct firms on their conveyancing panel 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 Saffron Building Society panel
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Saffron Building Society conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Saffron Building Society about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm 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 addressed 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.