West Bromwich Mortgage Company Solicitor Panel Example Support Desk Enquires
from members of the public
A solicitor my husband and I wanted to use for conveyancing on a remortgage said he will levy higher legal fees if my mortgage is with West Bromwich Mortgage Company because of their unusual legal requirements. Will I regret using West Bromwich Mortgage Company? Any comments will be appreciated
West Bromwich Mortgage Company 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 Mortgage Company conveyancing panel. If they are not, this does add further risk of delay as West Bromwich Mortgage Company will appoint their own solicitors to look after their interest.
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 Mortgage Company was date stamped random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My lawyer informs me that as she is on the West Bromwich Mortgage Company conveyancing panel she needs to redo the searches as they are no longer valid.
One of the many conditions 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)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 Mortgage Company.
I am buying a house and require a conveyancing solicitor in Newcastle who is on the West Bromwich Mortgage Company solicitor. Could you point me in the right direction as regards a firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for West Bromwich Mortgage Company . We don’t recommend any particular firm.
Can you clarify what the consequences are if my lawyer’s firm is removed from the West Bromwich Mortgage Company Solicitor panel prior to completion?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the West Bromwich Mortgage Company conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Is it the case that all conveyancing lawyers on the West Bromwich Mortgage Company conveyancing panel work on a no move no charge 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 service
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. Usually one can find this 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.