Find an Approved Solicitor on the Darlington Building Society
Conveyancing Panel
Common questions asked concerning the Darlington Building Society Solicitor Panel
I am progressing with the sale of my flat and the estate agent has just telephoned to advise that the purchasers are appointing a new law firm. The excuse is that Darlington Building Society will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only work with specific solicitors?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Our god-son is in the process of securing a house that has just been built with a home loan from Darlington Building Society. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form 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 Darlington 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 Darlington 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.
I am purchasing a flat and require a conveyancing solicitor in Birmingham who is on the Darlington Building Society approved. Can you recommend a local firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Darlington Building Society . We don’t recommend any particular firm.
I am purchasing a right to buy flat and getting a mortgage with Darlington Building Society. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Darlington Building Society conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Darlington Building Society conveyancing panel in your location.
Do the majority of lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Darlington Building Society conveyancing panel requirements are different to Darlington Building Society’s conveyancing panel criteria.
We have a mortgage agreed in principle with Darlington Building Society. Solicitors have been chosen? How long does it take for Darlington Building Society to send the offer to our conveyancer
There is no definitive answer here. Have Darlington Building Society done the valuation? Have you advised Darlington Building Society as your lawyers details and checked that your lawyer is on the Darlington Building Society conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
I am buying a property where the roof has a solar panel. Darlington Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Darlington Building Society your lawyer must to check the Darlington Building Society conveyancing instructions contained in the Part of CML Handbook for Darlington Building Society . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Darlington Building Society where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.