Common questions asked concerning the West Bromwich Building Society Solicitor Panel from members of the public
My IFA has has requested my law firm’s panel reference for the West Bromwich Building Society conveyancing panel. How do I find this out. I have e-mailed my local West Bromwich Building Society branch but they don't know it.
You are best placed to get this information from your conveyancing lawyer. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for West Bromwich Building Society.
Can you help?. 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 dated random date and we have agreed a date for me to move into the property on 6 months + 3. My lawyer informs me that as she is on the West Bromwich Building Society conveyancing panel she needs to redo the searches as they are no longer acceptable to the lender.
A precondition 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.
Do I need to visit the offices of the West Bromwich Building Society conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Leeds
so that I can attend their offices when needed.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Leeds
.
The firm that just started acting on my house acquisition in Manchester has suddenly shut down. They were on acting for me because I had to have a lawyer on the West Bromwich Building Society conveyancing panel and my previous lawyer was not. I gave them a cheque for £150 in advance. What are my options?
Assuming that you have an Estate Agent in the equation 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 solicitors may be able to help
I was thinking of purchasing my friend’s property. Assuming we can agree a figure, what’s the best way to proceed? I hope to get a mortgage with West Bromwich Building Society. Is there anyway to cut out the solicitors to save on the costs? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
If you are getting a mortgage with West Bromwich Building Society involved you will need to appoint a solicitor on the West Bromwich Building Society conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to West Bromwich Building Society. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the West Bromwich Building Society conveyancing panel.
I recently had an offer accepted on an apartment. My financial adviser pressured me to appoint their lawyers I paid an upfront payment of 150. Soon after the conveyancers contacted me to say that they were not on the West Bromwich Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the West Bromwich Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a lawyer having checked that they are on the West Bromwich Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Or
Having read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the West Bromwich Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
West Bromwich Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually West Bromwich Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
or
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with West Bromwich Building Society you could contact your them to see if they have a list of approved surveyors.