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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.
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How does my firm apply to be on the Bradford & Bingley Limited Conveyancing Panel? How can my firm be reinstated onto the Bradford & Bingley Limited Conveyancing Panel?Find an Approved Solicitor on the Bradford & Bingley Limited Conveyancing Panel
Q and A’s regarding the Bradford & Bingley Solicitor Panel
Is the fact that my conveyancer is not isted on the Bradford & Bingley Conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. 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.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Bradford & Bingley will not agree to this. Why was Bradford & Bingley even consulted?
Your lawyer being on the Bradford & Bingley conveyancing panel is duty bound to inform Bradford & Bingley of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Bradford & Bingley then they would have to discontinue acting for you and Bradford & Bingley.
How up to date is your search tool for the Bradford & Bingley conveyancing panel? Do Bradford & Bingley send you an updated list?
The firms themselves provide us confirmation that they are on the Bradford & Bingley conveyancing panel as opposed to being supplied with a list from Bradford & Bingley directly.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Bradford & Bingley conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Bradford & Bingley conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I have today made my last payment due on 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 can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date . I have called into my local branch Bradford & Bingley on various occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Bradford & Bingley conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the Bradford & Bingley panel she or he must comply with the CML Handbook requirements for Bradford & Bingley. Unless your lawyer obtains specific confirmation in writing that Bradford & Bingley will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Bradford & Bingley to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in month 7 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bradford & Bingley are being pedantic. The solicitor who is on the Bradford & Bingley conveyancing panel is saying indemnity insurance will be fine but Bradford & Bingley are requiring a building regulation certificate. Why do Bradford & Bingley have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Bradford & Bingley have referred the matter to their valuer. The reason why Bradford & Bingley may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
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