Examples of recent questions relating to the Secure Trust Bank Solicitor Panel from members of the public
We are buying a 3 bedroom flat in Newcastle with a mortgage from Secure Trust Bank. We would like to retain our lawyer but Secure Trust Bank says she’s not on their "panel". We have to appoint one of the Secure Trust Bank panel firms or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Secure Trust Bank use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Secure Trust Bank conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Secure Trust Bank
can you help? My solicitor is assuring me that he has to order a Local Authority search as the firm are on the Secure Trust Bank solicitor panel. Is my lawyer correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with Secure Trust Bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Secure Trust Bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Secure Trust Bank. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I need to find a Secure Trust Bank panel solicitor in Inverness. Can you assist?
Unfortunately it’s not apparent why you need a Secure Trust Bank panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Secure Trust Bank to find out which solicitors in Secure Trust Bank are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
I am trying to get my ex-husband removed the mortgage deeds. Can Secure Trust Bank really insist on which solicitor I can or can not use?
You can use any solicitor you like but Secure Trust Bank then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Secure Trust Bank solicitors panel
I am buying a property where the roof has a solar panel. Secure Trust Bank have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Secure Trust Bank your lawyer must to check the Secure Trust Bank conveyancing instructions contained in the Part of CML Handbook for Secure Trust Bank . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Secure Trust Bank where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
My existing mortgage is with Secure Trust Bank. My father retired last week and wants to pay off the mortgage left on the property. After Secure Trust Bank is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the Secure Trust Bank conveyancing panel? I do not intend to live at the property once the Secure Trust Bank mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the Secure Trust Bank panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. As the property is your main residence you need
not pay CGT but you should speak with your accountants in any event.
I have not been happy with the level or service received from my lawyer. Is there a Secure Trust Bank conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Secure Trust Bank about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get 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.