Q and A’s regarding the West Bromwich Building Society Solicitor Panel from members of the public
The conveyancer I wanted to use for conveyancing on a remortgage said she would charge more if my mortgage is with West Bromwich Building Society because of their difficult processes! Am I likely to be frustrated using West Bromwich Building Society? Any comments will be appreciated
West Bromwich 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 West Bromwich Building Society conveyancing panel. If they are not, this does add further risk of delay as West Bromwich Building Society will appoint their own solicitors to look after their interest.
My conveyancer has discovered an inconsistency when comparing the assumptions in West Bromwich Building Society’s valuation survey and what is in the legal papers for the property. My lawyer says that as he is on the West Bromwich Building Society conveyancing panel he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance right?
A precondition to being on the West Bromwich Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on West Bromwich Building Society) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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 have been looking for conveyancing quotes online. Can I be confident that all the firms that are listed on your site are on the West Bromwich Building Society conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the West Bromwich Building Society panel and agreed to advise us to take down their listing in the event of removal off of the West Bromwich Building Society panel. To date we have not been informed by either a lender or a member of the public that the data about a specific firm being on the West Bromwich Building Society conveyancing panel is incorrect.
I would like to get my ex-wife taken off the mortgage deeds. Can West Bromwich Building Society really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but West Bromwich Building Society 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 West Bromwich Building Society solicitors panel
I have agreed a price on a flat I spoke to a solicitor recommended by my uncle and he advised instructing a property lawyers approved by West Bromwich Building Society. The estate agent recommended two local firms so I asked West Bromwich Building Society if the 2 suggested solicitors are approved, which they are not. West Bromwich Building Society suggested that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of West Bromwich Building Society 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask West Bromwich Building Society for conveyancing panel firms in your area. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the West Bromwich Building Society conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto West Bromwich Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet West Bromwich Building Society’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
I have today made my last payment due on mortgage with West Bromwich Building Society. I assume I don't need a solicitor on the West Bromwich Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your West Bromwich Building Society mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the West Bromwich Building Society mortgage from the register. West Bromwich Building Society,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
but are not moving to another property
where the West Bromwich Building Society has sent the Land Registry the discharge electronically, and
the West Bromwich Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your West Bromwich Building Society mortgage has been paid off.
I have a mortgage with West Bromwich Building Society. My father has just retired and wants to pay off the mortgage left on the property. After West Bromwich Building Society 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 West Bromwich Building Society conveyancing panel? I do not intend to live at the property once the West Bromwich Building Society mortgage is discharged.
You
will need a solicitor but they need not be on the West Bromwich Building Society conveyancing 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. There's no capital gains tax for you as it is
your main residence.