Q and A’s regarding the West Bromwich Building Society Conveyancing Panel from members of the public
The lawyer I wanted to use for conveyancing on a purchase said he will levy higher legal fees if my lender is due to their unusual legal requirements. Will I regret using West Bromwich Building Society? Is West Bromwich Building Society conveyancing so much more difficult?
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.
Can you clarify something for me?. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from West Bromwich Building Society was date stamped random date and we have agreed a date for me to move into the property on 6. My solicitor says that as she is on the West Bromwich Building Society conveyancing panel she needs to reorder the searches as they are no longer valid.
One of the many conditions to being on the West Bromwich Building Society approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on West Bromwich Building Society)which specifies 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 conveyancing quotes online. Can I be sure that all the practices that are identified on your directory are on the West Bromwich Building Society conveyancing panel?
The law firms on our directory 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 bank or a member of the public that the data about a specific firm being on the West Bromwich Building Society conveyancing panel is not accurate.
I am in the process of remortgaging my apartment does my lawyer have to be on the West Bromwich Building Society Solicitor panel?
In theory, you could use a solicitor that is not on West Bromwich Building Society conveyancing panel, but West Bromwich Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
How can we tell if a solicitor on the West Bromwich Building Society panel is any good?
seeking recommendations is a sensible start. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing
Completion of my remortgage has taken place with a loan from West Bromwich Building Society. Conveyancing was satisfactory but I feel I should register my dissatisfaction about West Bromwich Building Society. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the West Bromwich Building Society branches or the Customer Services Team at West Bromwich Building Society head office. Ordinarily complaints to West Bromwich Building Society are resolved very quickly. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service with full details of your complaint.
Intending to buy a house with a mortgage with West Bromwich Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the West Bromwich Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the West Bromwich Building Society conveyancing panel
