Find an Approved Solicitor on the State Bank of India UK
Conveyancing Panel
FAQs for the State Bank of India UK Conveyancing Panel
My wife and I are FTBs. Within the 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. State Bank of India UK have this evening contacted us to advise us that they have now hit a problem as our lawyer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme.
Your solicitors should contact State Bank of India UK and see if they can apply for membership of the State Bank of India UK conveyancing panel, but if that is not viable State Bank of India UK will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the State Bank of India UK conveyancing panel and you may continue to use your own solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
My husband and I changing mortgage lender for our penthouse with State Bank of India UK. We have a son 19 who lives with us. The solicitor on the State Bank of India UK conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the State Bank of India UK conveyancing panel as he never had to sign this form when we remortgaged 4 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 State Bank of India UK .This is solely used to protect the State Bank of India UK 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 State Bank of India UK 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 am looking to buy a house and need a conveyancing solicitor in who is on the State Bank of India UK conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for State Bank of India UK . We don’t recommend any particular firm.
I am purchasing a garden flat and getting a mortgage with State Bank of India UK. 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 State Bank of India UK 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 State Bank of India UK conveyancing panel in your location.
Are all Conveyancing Quality Solicitors on the State Bank of India UK conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is 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 have not been happy with the level or service received from my lawyer. Is there a State Bank of India UK conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to State Bank of India UK about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm 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.
I have instructed a lawyer having checked that they are on the State Bank of India UK conveyancing panel. Does my lawyer arrange the survey of the property?
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Having digested plenty of mortgage guides,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the State Bank of India UK conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
State Bank of India UK will need an independent valuation of the property. Your lawyer will not arrange this. Usually State Bank of India UK will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with State Bank of India UK you could contact your them to see if they have a list of approved surveyors.