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Ready to buy a new home? Failing to check that a lawyer is on the Bath 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 Bath Building Society Conveyancing Panel? How can my firm be reinstated onto the Bath Building Society Conveyancing Panel?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 lender.
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We are hoping to buy a 3 bedroom flat in London with a mortgage from Bath Building Society. We would like to retain our lawyer but Bath Building Society says she’s not on their "panel". It seems we have little choice but to instruct one of the Bath Building Society panel firms or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Bath Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Bath Building Society 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Bath Building Society
I am buying a newly built apartment and my conveyancer is advising me that she is duty bound to reveal incentives from the developer as her firm is on the Bath Building Society conveyancing panel. I am nearing the developer’s deadline to exchange contracts and I would rather not prolong matters. is my lawyer taking the correct approach?
You should not exchange unless you have advised to do so by your lawyer. A precondition 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). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Is it necessary during the course of the conveyancing process to attend the offices of the Bath Building Society conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Bristol
so that I can pop in to their offices if required.
Most conveyancing panel lawyers for Bath Building Society undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
I am trying to get my former partner taken off the mortgage deeds. Can Bath Building Society really insist on which solicitor I can or can not use?
You can use any solicitor you like but Bath Building Society 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 Bath Building Society solicitors panel
I had instructed online conveyancers located in Bristol who are on the Bath Building Society solicitor panel. They are now charging me a separate fee of £135 for dealing with the Bath Building Society mortgage. Is this a supplemental conveyancing fee set by Bath 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 Bath Building Society but by your lawyers. Some firms on the Bath Building Society will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
We have had an offer accepted on a house I spoke to a solicitor previously used by my mum and he suggested instructing a property lawyers approved by Bath Building Society. The estate agent recommended two local firms so I asked Bath Building Society if the 2 suggested solicitors are approved, which they are not. Bath Building Society pointed out that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Bath Building Society 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Bath Building Society to suggest a law firm in your location. Most banks have lawyers on their panel throughout the UK. You can also use our search tool at the top of this page to search for a lawyer on the Bath Building Society conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Bath Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet Bath Building Society’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
Intending to buy a flat with a mortgage with Bath Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bath Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Bath Building Society conveyancing panel
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