Find an Approved Solicitor on the Bath Building Society
Dual Representation Solicitors
Bath Building Society does not operate a Conveyancing
Panel, but does allow certain lawyers to conduct dual
representation subject to meeting their criteria.
For the purposes of clarification, references on this page
to "conveyancing panel" mean the ability of your lawyer
represent both you and Bath Building Society in their capacity as
Sample Enquires to our Call Center
My husband and I are first time buyers. Within the 48 hours our solicitor has forwarded the sale agreement to sign with a detailed report with the expectation that exchange is imminent. Bath Building Society have this evening contacted us to inform me that there is now an issue as our lawyer is not on their approved list of lawyers. What do we do from here?
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 Accreditation Scheme.
Your property lawyers should contact Bath Building Society and see if they can apply for membership of the Bath Building Society conveyancing panel, but if that is not viable Bath Building Society will instruct their own solicitors to act. You don't have to instruct a firm on the Bath Building Society 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 have another set of people involved.
Please assist. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Bath Building Society was dated random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My solicitor has advised that as she is on the Bath Building Society conveyancing panel she needs to reorder the searches as they are no longer acceptable to the lender.
One of the many conditions to being on the Bath Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Bath Building Society)which states that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Bath Building Society.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Bath Building Society conveyancing panel. My lawyer has said that they are on the Bath Building Society approved panel. How can I be sure given that they are not listed on your directory?
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 Bath Building Society 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 Bath Building Society solicitor panel.
The solicitors that I appointed last week on my house acquisition in London has without warning closed. I only went with them because I needed a firm on the Bath Building Society conveyancing panel and my family lawyer was not. I paid them £200 on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bath Building Society 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 solicitors should be in a position to help
Do the majority of banks operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Bath Building Society conveyancing panel requirements are different to Bath Building Society’s conveyancing panel criteria.
Two weeks ago we had a mortgage agreed in principle with Bath Building Society. Solicitors have been appointed? What is the average time that one could expect to receive a mortgage offer from Bath Building Society?
There is no definitive answer here. Have Bath Building Society conducted the valuation? Have you advised Bath Building Society as your lawyers details and checked that your lawyer is on the Bath Building Society conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
The mortgage over my property is with Bath Building Society. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bath Building Society?
Bath Building Society must be informed of your intention prior to renting your property as this is likely to be a breach of Bath Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bath Building Society directly. It should not be necessary to do this via a Bath Building Society conveyancing panel lawyer.
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