Find a Lawyer on the Banks and Clients Conveyancing Panel

The most common options here are as follows:

1. Complete the purchase with your existing solicitors but Banks and Clients will need to instruct a lawyer on the Banks and Clients conveyancing panel. This will result in additional cost and potential delay.
2. Get a new solicitor to act in the purchase, obviously checking they are on the Banks and Clients conveyancing panel.
3. Urge your lawyer to apply to join the Banks and Clients lender panel

The best course of action for you to take is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a firm that is on the conveyancing panel for Banks and Clients.

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer's case. Your purchasers are unlikely to have any sway in the decision.

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 most common reasons for removal are: (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 Banks and Clients.

Banks and Clients's conveyancing panel is, like many other lenders associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Banks and Clients conveyancing panel You may wish to enlist the help of your broker to check with the Banks and Clients as to how long they think it will take to get the firm to get back on the panel.

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Banks and Clients conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Banks and Clients

When purchasing a property with the benefit 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 Banks and Clients and see if they can apply for membership of the Banks and Clients conveyancing panel, but if that is not viable Banks and Clients will instruct their own solicitors to act. You don't have to instruct a firm on the Banks and Clients conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Banks and Clients 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 Banks and Clients conveyancing panel in your location.

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 at a cost.

You can use any solicitor you like but Banks and Clients then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Banks and Clients solicitors panel

The fact that your lawyer is on the Banks and Clients conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side's solicitors. The time taken is often determined by the number of parties in a chain

This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Banks and Clients branch or your mortgage broker to see if they can assist.

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Banks and Clients conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist

Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Banks and Clients. We don’t recommend any particular firm.

We are a listing service only for law firms wishing to communicate if they are on the Banks and Clients conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Banks and Clients conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Banks and Clients solicitor panel.

We do not recommend specific firms 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. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..

No. There is no UK Finance Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.

Unfortunately it's not apparent why you need a Banks and Clients panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Banks and Clients to find out which solicitors in Banks and Clients are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that Banks and Clients also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with Banks and Clients UK Finance Mortgage Lenders' Handbook requirements last updated on Banks and Clients

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with Banks and Clients your lawyer has to comply with their conditions as set out in their version of the UK Finance Mortgage Lenders' Handbook. Your lawyer would have previously signed the Terms and Conditions of Banks and Clients's conveyancing panel appointment which obliges them to follow the UK Finance Mortgage Lenders' Handbook requirements last updated Banks and Clients. even if you were a cash buyer you would be ill advised not to carry out a local authority search.

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Banks and Clients are the client. A precondition to being on the Banks and Clients approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on Banks and Clients). The UK Finance Mortgage Lenders' Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Banks and Clients can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

A precondition to being on the Banks and Clients approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on Banks and Clients) which do require that your lawyer disclose any incorrect assumptions in the lender's valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Your lawyer is obliged to check with Banks and Clients to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Banks and Clients if you agree, failing which, your lawyer must cease to continue acting.

The form 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 Banks and Clients conveyancing panel as a standard part of the process, and to the valuer when requested.

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 Banks and Clients conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

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 membership however gives no guarantee to lender panel acceptance. That being said, UK Finance have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.

There is generally no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a 'gatekeeper'). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their package

Banks and Clients will only instruct licensed conveyancers or solicitor firms that are on their conveyancing panel. If you want your solicitor firm to be admitted onto the Banks and Clients conveyancing panel, they must apply to Banks and Clients directly and meet the lender's panel criteria.

Many lenders operate a restricted conveyancing panel, while others allow any solicitor to join so long as they meet the lender's criteria. Each lender sets its own requirements. For example, the Banks and Clients conveyancing panel requirements differ from those of other lenders.

Banks and Clients would not normally instruct 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 Banks and Clients list

Where information comes to Banks and Clients 's attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend

You will need to appoint solicitors independently although you'll need to choose one on the Banks and Clients conveyancing panel. The solicitor represents both you and the Banks and Clients through the process.

It would be sensible to have your start your search soon rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with Banks and Clients, ask your prospective lawyers check they are on the Banks and Clients conveyancing panel otherwise they can't do the mortgage legal work.

If you have finished paying off your Banks and Clients mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Banks and Clients mortgage from the register. Banks and Clients,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the Banks and Clients has sent the Land Registry the discharge electronically, and the Banks and Clients has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Banks and Clients mortgage has been paid off.

Although you do need to retain the services of a lawyer they dont need to be on the Banks and Clients panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. There's no capital gains tax for you as it is your main residence.

There is little point in complaining directly to Banks and Clients. 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.

As long as the conveyancer is on the Banks and Clients panel she or he must comply with the UK Finance Mortgage Lenders' Handbook requirements for Banks and Clients. Unless your lawyer obtains specific confirmation in writing that Banks and Clients will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Banks and Clients to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.

You should be able to recover this from the law firm if they were not on the Banks and Clients panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

It is probably the case that Banks and Clients have referred the matter to their valuer. The reason why Banks and Clients may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.

Banks and Clients will need an independent valuation of the property. Your lawyer will not arrange this. Usually Banks and Clients 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. or 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 Banks and Clients you could contact your them to see if they have a list of approved surveyors.

In terms of the Banks and Clients 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 Banks and Clients 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.

Not all your area conveyancing firms are on the Banks and Clients conveyancing panel. Use the above search tool to locate a your area conveyancing firm on the on the Banks and Clients panel.