West Bromwich Building Society Conveyancing Panel Example Support Desk Enquires from members of the public
Is the fact that my solicitor is not on the West Bromwich Building Society Conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. 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 West Bromwich Building Society.
Can you help?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from West Bromwich Building Society was issued random date and we have agreed a date for me to move into the property on 6. My lawyer says that as she is on the West Bromwich Building Society conveyancing panel she needs to reorder the searches as they are now out of date.
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 states that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to West Bromwich Building Society.
I have been searching for competitive conveyancing fees. Can I be assured that all the law firms that are identified on your directory are on the West Bromwich Building Society conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have advised us 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.
The solicitors that I recently instructed on my house acquisition in Newcastle has suddenly shut down. I chose them because I needed a firm on the West Bromwich Building Society conveyancing panel and my preferred lawyer was not. I paid them £200 on account. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the West Bromwich 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
Is it the case that all conveyancing lawyers on the West Bromwich Building Society conveyancing panel work on a no move no charge basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their package
Are all solicitors on the West Bromwich Building Society conveyancing panel overseen by the SRA?
As a firm of solicitors, in order to be on the West Bromwich Building Society conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
We expect to receive a DIP from West Bromwich 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 West Bromwich Building Society recommend a solicitor on the West Bromwich 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 West Bromwich Building Society conveyancing panel. The solicitor represents both you and the West Bromwich Building Society through the process.
