Examples of recent questions relating to the West Bromwich Mortgage Company Conveyancing Panel from members of the public
Am I correct in assuming that the fact that my conveyancer is not isted on the West Bromwich Mortgage Company Conveyancing panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 3 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for West Bromwich Mortgage Company.
can you help? My conveyancer is advising me that she is duty-bound to conduct a Local Authority search as the firm are on the West Bromwich Mortgage Company conveyancing panel. Do I not have a choice here?
You have limited options available to you. As you are taking a mortgage with West Bromwich Mortgage Company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of West Bromwich Mortgage Company’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated West Bromwich Mortgage Company. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
Whilst your website is a good idea there are many lawyers listed near Newcastle on the West Bromwich Mortgage Company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the West Bromwich Mortgage Company approved panel?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My house is up for sale and I have a buyer. Does my solicitor have to be on the West Bromwich Mortgage Company conveyancing panel in order to deal with redeeming 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.
Are all Conveyancing Quality Solicitors on the West Bromwich Mortgage Company conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation 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.
I was thinking of purchasing my friend’s property. Once we agree a price, what’s the best way to move forward? I plan to obtain a mortgage with West Bromwich Mortgage Company. Is there anyway to cut out the solicitors to save us both money? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
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.
Can I register a complaint to West Bromwich Mortgage Company about the lawyers being on the West Bromwich Mortgage Company conveyancing panel?
Complaining to West Bromwich Mortgage Company about their conveyancing panel is unlikely to yield much of a response. 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 properly dealt with 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.