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Ready to buy a new home? Failing to check that a lawyer is on the Beverley BS list of approved solicitors can put your transaction at risk of delay or failure.
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FAQs : The Beverley Building Society Solicitor Panel
My partner and I are first time buyers. Within the 48 hours our lawyer has forwarded the sale agreement to sign with a detailed report in anticipation of exchanging contracts shortly. Beverley Building Society have this evening contacted us to advise us that they have now hit a problem as our solicitor is not on their conveyancing panel. Is this a problem?
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 Beverley Building Society and see if they can apply for membership of the Beverley Building Society conveyancing panel, but if that is not viable Beverley Building Society will instruct their own lawyers to represent them. You don't have to instruct a firm on the Beverley Building Society conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
My solicitor is asking me for ID documents stating that this is part of his legal duty as a conveyancer on the Beverley Building Society Solicitor panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Beverley Building Society your lawyer also has to check ID documents to satisfy Beverley Building Society
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Beverley Building Society conveyancing panel. My lawyer has said that they are on the Beverley 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 Beverley 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 Beverley Building Society solicitor panel.
My aunt passed away 10 months ago and as sole heir and executor was left the property. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Beverley Building Society , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Beverley Building Society will insist on your using a conveyancer on the Beverley Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Beverley Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Beverley Building Society mortgage is registered as a charge at the Land Registry.
Do most lenders 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 Beverley Building Society conveyancing panel requirements are different to Beverley Building Society’s conveyancing panel requirements.
Completion of my purchase has taken place with a loan from Beverley Building Society. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about Beverley Building Society. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the Beverley Building Society branches or the Customer Services Team at Beverley Building Society head office. We understand that complaints to Beverley Building Society are sorted out very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service with full details of your complaint.
My ex -wife’s name is on the Beverley Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Beverley Building Society mortgage in order to sell?
In terms of the Beverley Building Society 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 Beverley Building Society 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.