Find an Approved Solicitor on the Dudley Building Society
Dudley Building Society Conveyancing Panel Example Support Desk Enquires
My husband and I are first time buyers. Within the last couple of days our lawyer has forwarded the sale agreement to sign with a detailed report in anticipation of exchanging contracts shortly. Dudley Building Society have this afternoon contacted us to inform me that there is now an issue as our solicitor is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme.
Your property lawyers should contact Dudley Building Society and see if they can apply for membership of the Dudley Building Society conveyancing panel, but if that is not viable Dudley Building Society will instruct their own lawyers to represent them. You don't have to instruct a firm on the Dudley Building Society conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am purchasing a newly built flat and my conveyancer is telling me that she has to reveal incentives from the seller as her firm is on the Dudley Building Society conveyancing panel. I am under pressure to sign contracts and I have no desire to delay deal. Is my lawyer right?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Dudley Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Dudley Building Society). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I have been looking for competitive conveyancing fees. Can I be sure that all the practices that are identified on your directory are on the Dudley Building Society conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the Dudley Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Dudley Building Society panel. To date we have not been informed by either a bank or a member of the public that the data about a specific firm being on the Dudley Building Society conveyancing panel is incorrect.
What happens if my solicitor is removed from the Dudley Building Society Conveyancing panel prior to completion?
First, this is a very rare occurrence. 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.
Is there a list of Dudley Building Society panel solicitors on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
I have today made my last payment due on mortgage with Dudley Building Society. I assume I don't need a solicitor on the Dudley Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Dudley Building Society 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 Dudley Building Society mortgage from the register. Dudley Building Society,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 Dudley Building Society has sent the Land Registry the discharge electronically, and
the Dudley Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Dudley Building Society mortgage has been paid off.
I have not been happy with the level or service received from my lawyer. Is there a Dudley Building Society conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Dudley Building Society about their conveyancing panel is unlikely to yield much of a response. All solicitors 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.