FAQs : The West Bromwich Mortgage Company Solicitor Panel from members of the public
For what reasons would a law firm be excluded from the West Bromwich Mortgage Company solicitor panel?
According to a recent survey report by the solicitors regulator three quarters of solicitor practices had been removed from a lender panel. The top reasons in order are :
- lack of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by West Bromwich Mortgage Company
Expecting to move into my new home next Friday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as he says that he has to check this in has capacity as lawyer for West Bromwich Mortgage Company. What risks do West Bromwich Mortgage Company expect the insurance to cover?
Any lawyer on the West Bromwich Mortgage Company conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in West Bromwich Mortgage Company’s Part 2 requirements of the CML Handbook (last updated on West Bromwich Mortgage Company). Being on the West Bromwich Mortgage Company conveyancing panel your lawyer is expect to follow these requirements.
Do all mortgage companies provide you with an approved list of solicitors? How do you know who is on the West Bromwich Mortgage Company conveyancing panel?
The firms themselves provide us confirmation that they are on the West Bromwich Mortgage Company conveyancing panel as opposed to being supplied with a list from West Bromwich Mortgage Company directly.
I am buying a semi-detached house and getting a mortgage with West Bromwich Mortgage Company. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
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.
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the West Bromwich Mortgage Company conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme 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 Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
My ex -wife’s name is on the West Bromwich Mortgage Company mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the West Bromwich Mortgage Company mortgage in order to sell?
As regards the West Bromwich Mortgage Company mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of West Bromwich Mortgage Company in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
We are are remortgaging a flat in Hendon. Conveyancing solicitors in Hendon are about to beretained. My brokerrecommended that we double-check that the conveyancer in Hendon is on the West Bromwich Mortgage Company list of approved conveyancing firms. Surely I don't need to do this, do I?
Far from all Hendon conveyancing solicitors are on the West Bromwich Mortgage Company conveyancing panel. Use the above search tool to search for a Hendon conveyancing lawyer on the on the West Bromwich Mortgage Company approved list of lawyers.