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

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My IFA has asked me for my solicitor’s panel reference for the Co operative Bank conveyancing panel. How do I find this out. I have called my local Co operative Bank office but they have not responded to me.
the sensible thing to do is ask for this information from your solicitor. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for Co operative Bank.
I am purchasing a newly constructed flat and my lawyer is informing me that she has to disclose incentives from the builder as her practice is on the Co operative Bank conveyancing panel. I am nearing the developer’s deadline to sign contracts and I would rather not delay deal. Can I insist on an exchange regardless of what my lawyer says about being on the Co operative Bank panel?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Co operative Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on Co operative Bank). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
How up to date is your database of lawyers on the Co operative Bank conveyancing panel? Do Co operative Bank send you an updated list?
The firms themselves provide us confirmation that they are on the Co operative Bank conveyancing panel as opposed to being supplied with a list from Co operative Bank directly.
What happens if my solicitor is expelled from the Co operative Bank Conveyancing panel before completion?
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 at a cost.
When it comes to mortgage companies such as Co operative Bank do solicitors have to be pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.
How can we tell if a solicitor on the Co operative Bank panel is any good?
seeking recommendations is a sensible starting point. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing
For 5 years I had a mortgage with Co operative Bank. My grandfather retired last week and wants to pay off my mortgage. After Co operative Bank is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the Co operative Bank conveyancing panel? I do not intend to live at the property once the Co operative Bank mortgage is discharged.
You will need a solicitor but they need not be on the Co operative Bank conveyancing panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. There's no capital gains tax for you as it is your main residence.