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We are purchasing a 1 bedroom flat in Leeds with a mortgage from Cambridge Building Society. We have a solicitor but Cambridge Building Society says she’s not on their "panel". We have to appoint one of the Cambridge Building Society panel solicitors or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Cambridge Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Cambridge Building Society
Our son is purchasing a house that has just been built with a mortgage from Cambridge Building Society. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Cambridge Building Society conveyancing panel as a standard part of the process, and to the valuer 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 Cambridge Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the Cambridge Building Society conveyancing panel. My lawyer has said that they are on the Cambridge 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 Cambridge 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 Cambridge Building Society solicitor panel.
I am trying to get my former partner taken off the mortgage deeds. Can Cambridge Building Society really tell me which solicitor I can or can not use?
You can use any solicitor you like but Cambridge Building Society then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Cambridge Building Society solicitors panel
I had instructed online solicitors based in Bristol who are on the Cambridge Building Society solicitor panel. They have just invoiced me a separate fee of £135 for the legal aspects of the Cambridge Building Society mortgage. Is this a supplemental conveyancing fee specified by Cambridge Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Cambridge Building Society but by your lawyers. Some firms on the Cambridge Building Society will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
Can I register a complaint to Cambridge Building Society about the lawyers being on the Cambridge Building Society conveyancing panel?
There is little point in complaining directly to Cambridge Building Society. All solicitors and conveyancer must have a complaints procedure. Usually one can find this 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 addressed 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 am selling my apartment. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Cambridge Building Society are being a right pain. The solicitor who is on the Cambridge Building Society conveyancing panel is saying indemnity insurance will be fine but Cambridge Building Society are insisting on a building regulation certificate. Why do Cambridge Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Cambridge Building Society have referred the matter to their valuer. The reason why Cambridge Building Society 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.