Scottish Building Society Solicitor Panel Recently Asked Questions
from members of the public
My financial adviser has says he needs my law firm’s panel reference for the Scottish Building Society conveyancing panel. Can you suggest how I discover this. I have tried my local Scottish Building Society office but they have not responded to me.
the sensible thing to do is ask for this information from your solicitor. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for Scottish Building Society.
Our lawyer has uncovered a legal deficiency with the lease for the flat we are buying. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the Scottish Building Society conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or Scottish Building Society?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Scottish Building Society are the client. A precondition to being on the Scottish Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Scottish Building Society). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Scottish Building Society can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am looking to buy a property and require a conveyancing solicitor in Newcastle who is on the Scottish Building Society conveyancing. Can you recommend a local conveyancing firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Scottish Building Society . We don’t recommend any particular firm.
The firm that just started acting on my purchase in Hendon has suddenly closed. They were on acting for me because I needed a lawyer on the Scottish Building Society conveyancing panel and my previous lawyer was not. I gave them a cheque for £150 in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Scottish Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist
In what circumstances might Scottish Building Society amend or withdraw their mortgage offer?
Banks and Building Societies such as Scottish Building Society can withdraw their mortgage offer although this is unusual. If Scottish Building Society withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are many potential reasons but here are a few examples:
If the financial circumstances of the borrower have changed to the detriment and the Scottish Building Society has been notified
Where to proceed with the Mortgage offer would be unlawful
Where the Lender’s right to possession is fettered in some way
If the lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
If the solicitor on the Scottish Building Society conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Scottish Building Society ‘s instructions
I am currently in the process of buying my council flat. I have a mortgage offer with Scottish Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Scottish Building Society you will need to appoint a solicitor on the Scottish Building Society conveyancing panel.
I have not been happy with the level or service received from my lawyer. Is there a Scottish Building Society conveyancing panel complaints department or do I complain directly to the law firm?
There is little point in complaining directly to Scottish Building Society. 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 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.