Find an Approved Solicitor on the Bradford & Bingley plc
Bradford & Bingley Conveyancing Panel Example Support Desk Enquires
Is the fact that my conveyancer is not identified on the Bradford & Bingley Conveyancing panel that there is a problem with the standard of her conveyancing?
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 top 3 reasons are as follows: (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 Bradford & Bingley.
My son is purchasing a newly built flat with a home loan from Bradford & Bingley. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Bradford & Bingley conveyancing panel as a standard part of the process, and to the surveyor 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 Bradford & Bingley conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Are there any apps to help search for a local solicitor on the Bradford & Bingley conveyancing panel? I have a car and am prepared to travel up to 10 kilometers to meet the solicitor.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Bradford & Bingley solicitor panel.
My uncle passed away last year and as sole heir and executor was left the house. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Bradford & Bingley , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Bradford & Bingley will insist on your using a conveyancer on the Bradford & Bingley 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 Bradford & Bingley 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 Bradford & Bingley mortgage is registered as a charge at the Land Registry.
I have paid off my mortgage with Bradford & Bingley. I assume I don't need a solicitor on the Bradford & Bingley panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bradford & Bingley 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 Bradford & Bingley mortgage from the register. Bradford & Bingley,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 Bradford & Bingley has sent the Land Registry the discharge electronically, and
the Bradford & Bingley has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bradford & Bingley mortgage has been paid off.
I currently have a mortgage with with Bradford & Bingley. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bradford & Bingley?
Your original mortgage agreement with Bradford & Bingley will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bradford & Bingley’s mortgage conditions. It may be that Bradford & Bingley will allow you to rent 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 Bradford & Bingley directly. It should not be necessary to do this via a Bradford & Bingley conveyancing panel firm.
After shopping around on the internet I have found a solicitor having checked that they are on the Bradford & Bingley conveyancing panel. Does my lawyer arrange the survey of the property?
Having read lots of house buying,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Bradford & Bingley conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bradford & Bingley will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bradford & Bingley 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.
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 Bradford & Bingley you could contact your them to see if they have a list of approved surveyors.