Find an Approved Solicitor on the Britannia
Britannia Solicitor Panel Recently Asked Questions
Is the fact that my conveyancer is not identified on the Britannia Solicitor panel that there is a problem with the standard of her work?
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 Britannia.
Expecting to complete my purchase next Monday. My conveyancing lawyer has asked me to provide him with a copy of the building insurance for the house as as he informs me that he is duty bound to validate that it is in order for Britannia. What risks do Britannia expect the insurance to cover?
Any lawyer on the Britannia conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Britannia’s Part 2 requirements of the CML Handbook (last updated on Britannia). Being on the Britannia conveyancing panel your lawyer is expect to follow these instructions.
I note that you have a post code search directory listing law firms on the Britannia conveyancing panel. Do firms pay you a commission if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Britannia conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I was expecting to move into my dream home two days ago. My solicitor is on the Britannia conveyancing panel but has changed address in the past couple of months and had not advised Britannia of their new address. Britannia has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. Most lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Britannia branch or your mortgage broker to see if they can help.
I have today made my last payment due on mortgage with Britannia. I assume I don't need a solicitor on the Britannia panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Britannia 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 Britannia mortgage from the register. Britannia,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 Britannia has sent the Land Registry the discharge electronically, and
the Britannia has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Britannia mortgage has been paid off.
Can I register a complaint to Britannia about the lawyers being on the Britannia conveyancing panel?
There is little point in complaining directly to Britannia. Every solicitor firm and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is properly dealt with by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
I have instructed a lawyer having checked that they are on the Britannia conveyancing panel. Does my lawyer arrange the survey of the property?
Having digested plenty of mortgage guides,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 Britannia conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Britannia will need an independent valuation of the property. Your lawyer will not arrange this. Usually Britannia 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 Britannia you could contact your them to see if they have a list of approved surveyors.