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approved by Bradford & Bingley

Ready to buy a new home? Failing to check that a lawyer is on the Bradford & Bingley list of approved solicitors can put your transaction at risk of delay or failure.

Find an Approved Solicitor on the Bradford & Bingley plc Conveyancing Panel

Common questions asked concerning the Bradford & Bingley Solicitor Panel

The solicitor my husband and I had intended to instruct on a purchase said he would charge more if my lender is due to their unusual legal requirements. Will I regret using Bradford & Bingley? Any comments will be appreciated
Bradford & Bingley conveyancing requirements for their panel are no better or no more complicated than most lenders. It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender. It is not clear if your lawyer is on the Bradford & Bingley conveyancing panel. If they are not, this does add further risk of delay as Bradford & Bingley will appoint their own solicitors to look after their interest.
My lawyer has uncovered a difference when comparing the information in Bradford & Bingley’s valuation survey and what is revealed within the title deeds. My solicitor informs me that as he is on the Bradford & Bingley conveyancing panel he needs to ensure that the bank is with this discrepancy and is still content to lend. Is my conveyancer’s approach correct?
A precondition to being on the Bradford & Bingley approved panel is to comply with the CML Handbook requirements (last updated for this lender on Bradford & Bingley) 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 both parties.
Do I have to pop into the offices of the Bradford & Bingley conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in London so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for Bradford & Bingley 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.
Please explain the implications if my lawyer’s firm is expelled from the Bradford & Bingley Conveyancing panel in advance of the moving date as agreed at exchange of contracts?
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 for a fee.
After shopping around on the internet I have found a solicitor having made sure that they are on the Bradford & Bingley conveyancing panel. Does my lawyer arrange the survey of the property? Or I've digested plenty of house buying,I note that they all recommend that you should 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. 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 Bradford & Bingley you could contact your them to see if they have a list of approved surveyors.
My ex -wife’s name is on the Bradford & Bingley 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 Bradford & Bingley mortgage in order to sell?
In terms of the Bradford & Bingley 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 Bradford & Bingley 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.
Bradford & Bingley have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Bradford & Bingley or your broker and complete any relevant paperwork. Bradford & Bingley will tell you what documents they want. Bradford & Bingley will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Bradford & Bingley will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.