Q and A’s regarding the West Bromwich Mortgage Company Conveyancing Panel from members of the public
It has come to my attention via my broker that my the law firm I have appointed is not on the West Bromwich Mortgage Company Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a firm that is on the conveyancing panel for West Bromwich Mortgage Company.
Our solicitor has discovered a defect with the lease for the apartment we are buying. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the West Bromwich Mortgage Company conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or West Bromwich Mortgage Company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and West Bromwich Mortgage Company are the client. A precondition to being on the West Bromwich Mortgage Company approved panel is to comply with the CML Handbook requirements (last updated for this lender on West Bromwich Mortgage Company). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that West Bromwich Mortgage Company 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.
Do all the firms listed on your search have online case tracking as I was under the impression that this was a precondition of being on the West Bromwich Mortgage Company conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am trying to get my former partner removed the mortgage deeds. Can West Bromwich Mortgage Company really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but West Bromwich Mortgage Company 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 Mortgage Company solicitors panel
Is it the case that all conveyancing lawyers on the West Bromwich Mortgage Company conveyancing panel work on a no sale no fee basis?
On the whole 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
I was thinking of purchasing my friend’s property. Once we agree a price, what’s the best way to move forward? I hope to get a mortgage with West Bromwich Mortgage Company. Is it possible to avoid using solicitors to save us both money? My dad reckons back in the day he did a lot of it himself, just went into the land registry office and providing them with the info they needed himself
If you are getting a mortgage with West Bromwich Mortgage Company involved you will need to appoint a solicitor on the West Bromwich Mortgage Company 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 Mortgage Company. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the West Bromwich Mortgage Company conveyancing panel.
After much negotiation I have agreed a price on an apartment. My financial adviser suggested a solicitor I paid an upfront payment of 225. Soon after the conveyancers contacted me to say that they were not on the West Bromwich Mortgage Company 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 Mortgage Company 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.