Suffolk Building Society Solicitor Panel Recently Asked Questions from members of the public
A solicitor my husband and I had intended to instruct on a purchase said she would charge more if my lender is because of their unusual legal requirements. Will I regret using Suffolk Building Society? Any comments will be appreciated
Suffolk 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 Suffolk Building Society conveyancing panel. If they are not, this does add further risk of delay as Suffolk Building Society will appoint their own solicitors to look after their interest.
My grandson is in the process of securing a house that has just been built with a home loan from Suffolk Building Society. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Suffolk Building Society conveyancing panel as a standard part of the process, and to the valuer when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Suffolk Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I require the services of a Suffolk Building Society panel solicitor in Stirling. Can you assist?
Unfortunately it’s not apparent why you need a Suffolk Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Suffolk Building Society to find out which solicitors in Suffolk Building Society 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
My grandmother passed away six months ago and as sole heir and executor was left the property. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Suffolk Building Society , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Suffolk Building Society will insist on your using a conveyancer on the Suffolk Building Society 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 Suffolk Building Society 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 Suffolk Building Society mortgage is registered as a charge at the Land Registry.
Can you point me to a directory of Suffolk Building Society panel conveyancers on the CML Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
I am due to exchange contracts on my apartment. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Suffolk Building Society are being a right pain. The solicitor who is on the Suffolk Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Suffolk Building Society are requiring a building regulation certificate. Why do Suffolk Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Suffolk Building Society have referred the matter to their valuer. The reason why Suffolk Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
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 booked. My conveyancing solicitor has been instructed. What should be my next step? When should I get the mortgage app going with Suffolk Building Society?
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 Suffolk Building Society 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 Suffolk Building Society and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.