Common questions asked concerning the Tipton Coseley Building Society Conveyancing Panel from members of the public
Is the fact that my conveyancer is not on the Tipton Coseley Building Society Solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Tipton Coseley Building Society.
Our solicitor has uncovered a legal deficiency with the lease for the flat we are buying. The other side have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that as he is on the Tipton Coseley Building Society conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or Tipton Coseley Building Society?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Tipton Coseley Building Society are the client. A precondition to being on the Tipton Coseley Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Tipton Coseley Building Society). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Tipton Coseley 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 require the services of a Tipton Coseley Building Society panel solicitor in Inverness. Can you assist?
It is not clear why you need a Tipton Coseley 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 Tipton Coseley Building Society to find out which solicitors in Tipton Coseley 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
We're in Liverpool, FTBs purchasing with a mortgage (lender is Tipton Coseley Building Society , but our solicitor is on the Tipton Coseley Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Tipton Coseley Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
We were going to get a DIP from Tipton Coseley Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc).Do the Tipton Coseley Building Society recommend a solicitor on the Tipton Coseley Building Society conveyancing panel, or is it better to go independently
You will need to appoint solicitors independently although you'll need to choose one on the Tipton Coseley Building Society conveyancing panel. The solicitor represents both you and the Tipton Coseley Building Society through the process.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have called into my local branch Tipton Coseley Building Society on numerous occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Tipton Coseley Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the Tipton Coseley Building Society panel she or he must comply with the CML Handbook requirements for Tipton Coseley Building Society. Unless your lawyer obtains specific confirmation in writing that Tipton Coseley Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Tipton Coseley Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Tipton Coseley Building Society are being problematic. The solicitor who is on the Tipton Coseley Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Tipton Coseley Building Society are insisting on a building regulation certificate. Why do Tipton Coseley Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Tipton Coseley Building Society have referred the matter to their valuer. The reason why Tipton Coseley 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.