West Bromwich Mortgage Company Conveyancing Panel : Questions and Answers from members of the public
My property lawyer has never been on on the West Bromwich Mortgage Company Approved Panel. Can I still use my preferred solicitor notwithstanding that they are excluded from the West Bromwich Mortgage Company approved list?
You have a number of options available to you here:
- Complete the purchase with your preferred lawyers but West Bromwich Mortgage Company will need to instruct a lawyer on the West Bromwich Mortgage Company conveyancing panel. This will result in additional cost and potential delay.
- Get a new solicitor to act in the purchase, obviously checking they are on the West Bromwich Mortgage Company conveyancing panel.
- Convince your lawyer to do everything within their powers to join the West Bromwich Mortgage Company conveyancing panel
Our god-son is purchasing a house that has just been built with a mortgage from West Bromwich Mortgage Company. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the West Bromwich Mortgage Company conveyancing panel as a standard part of the process, and to the valuer when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the West Bromwich Mortgage Company conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do I have to have a meeting at the offices of the West Bromwich Mortgage Company conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Bristol
so that I can pop in to their offices if required.
As opposed to ten 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 Bristol
.
I am selling my house. Does my solicitor have to be on the West Bromwich Mortgage Company conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the West Bromwich Mortgage Company conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
is it true that all conveyancing solicitors on the West Bromwich Mortgage Company conveyancing panel regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the West Bromwich Mortgage Company conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
We are getting a further advance on our mortgage from West Bromwich Mortgage Company as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the West Bromwich Mortgage Company conveyancing panel to deal with the legals?
West Bromwich Mortgage Company would not normally appoint a member of their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the West Bromwich Mortgage Company list
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. West Bromwich Mortgage Company have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is West Bromwich Mortgage Company your lawyer must to check the West Bromwich Mortgage Company conveyancing instructions contained in the Part of CML Handbook for West Bromwich Mortgage Company . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to West Bromwich Mortgage Company where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.