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Ready to buy a new home? Failing to check that a lawyer is on the Swansea BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Swansea Building Society Conveyancing Panel? How can my firm be reinstated onto the Swansea Building Society Conveyancing Panel?Find an Approved Solicitor on the Swansea Building Society Conveyancing Panel
Swansea Building Society Solicitor Panel Recently Asked Questions
On what basis would a firm of solicitors be removed from the Swansea Building Society approved conveyancing 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 :
- Low volume 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 Swansea Building Society
I am buying a newly built duplex and my conveyancer is advising me that she is duty bound to disclose incentives from the developer as her firm is on the Swansea Building Society conveyancing panel. I am on a tight deadline to exchange and my preference is not to prolong deal. Is my lawyer right?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Swansea Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Swansea Building Society). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I require the services of a Swansea Building Society panel solicitor in Inverness. Can you assist?
It is not clear why you need a Swansea Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Swansea Building Society to find out which solicitors in Swansea Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
Please explain the implications if my lawyer’s firm is removed from the Swansea Building Society Conveyancing panel prior to the completion date?
First, this is very unlikely to happen. 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 for a fee.
I previously instructed online solicitors located in Birmingham who are on the Swansea Building Society solicitor panel. They are now charging me a separate fee of £135 for the legal aspects of the Swansea Building Society mortgage. Is this a supplemental conveyancing fee set by Swansea Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Swansea Building Society but by your lawyers. Some firms on the Swansea Building Society will charge an ‘acting for lender’ fee and others do not.
Hi, thinking about buying a house off my mate. Assuming we can agree a figure, what’s the best way to proceed? I plan to obtain a mortgage with Swansea Building Society. Is it possible to avoid using 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 Swansea Building Society involved you will need to appoint a solicitor on the Swansea Building Society 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 Swansea Building Society. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Swansea Building Society conveyancing panel.
I am currently in the process of buying my council flat. I have a mortgage offer with Swansea Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Swansea Building Society you will need to appoint a solicitor on the Swansea Building Society conveyancing panel.