FAQs for the West Bromwich Mortgage Company Conveyancing Panel from members of the public
My fiance and I are buying a 3 bedroom apartment in Hackney with a mortgage from West Bromwich Mortgage Company. We like our solicitor but West Bromwich Mortgage Company says she’s not on their "panel". We have to appoint one of the West Bromwich Mortgage Company panel firms or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the West Bromwich Mortgage Company conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for West Bromwich Mortgage Company
My partner and I are refinancing our flat with West Bromwich Mortgage Company. We have a son approaching twenty who lives with us. The solicitor on the West Bromwich Mortgage Company conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the West Bromwich Mortgage Company conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to West Bromwich Mortgage Company .This is solely used to protect the West Bromwich Mortgage Company if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of West Bromwich Mortgage Company had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I have been looking for competitive conveyancing fees. Can I be confident that all the firms that are identified on your directory are on the West Bromwich Mortgage Company conveyancing panel?
The law firms listed on our site have advised us that they are on the West Bromwich Mortgage Company panel and agreed to advise us to take down their listing in the event of removal off of the West Bromwich Mortgage Company 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 Mortgage Company conveyancing panel is not accurate.
I am purchasing a garden flat and getting a mortgage with West Bromwich Mortgage Company. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the West Bromwich Mortgage Company conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the West Bromwich Mortgage Company conveyancing panel in your location.
Are all solicitor firms on the West Bromwich Mortgage Company conveyancing panel overseen by the SRA?
As solicitors, in order to be on the West Bromwich Mortgage Company 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).
My husband and I are in the throws of viewing apartments and am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with West Bromwich Mortgage Company
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with West Bromwich Mortgage Company , make sure you remember to check that your lawyer is on the West Bromwich Mortgage Company conveyancing panel.
Can I register a complaint to West Bromwich Mortgage Company about the lawyers being on the West Bromwich Mortgage Company conveyancing panel?
There is little point in complaining directly to West Bromwich Mortgage Company. All solicitors and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.