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approved by Earl Shilton BS
Ready to buy a new home? Failing to check that a lawyer is on the Earl Shilton BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Earl Shilton Building Society Conveyancing Panel? How can my firm be reinstated onto the Earl Shilton Building Society Conveyancing Panel?Find an Approved Solicitor on the Earl Shilton Building Society Conveyancing Panel
Examples of recent questions relating to the Earl Shilton Building Society Solicitor Panel
Is the fact that my conveyancer is not on the Earl Shilton Building Society Conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. 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 most common reasons for removal are: (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 Earl Shilton Building Society.
Our conveyancer has discovered a problem with the lease for the property we are purchasing. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that as he is on the Earl Shilton Building Society conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is Earl Shilton Building Society?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Earl Shilton Building Society are the client. A precondition to being on the Earl Shilton Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Earl Shilton Building Society). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Earl Shilton Building Society can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I note that you have a search directory identifying solicitors on the Earl Shilton Building Society 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 Earl Shilton Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I am selling my house. Does my solicitor have to be on the Earl Shilton Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Earl Shilton Building Society conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Do conveyancing solicitors on the Earl Shilton Building Society conveyancing panel work on a no move no charge basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their package
I previously instructed online conveyancers based in Bristol who are on the Earl Shilton Building Society solicitor panel. They have just invoiced me a separate fee of £195 for dealing with the Earl Shilton Building Society mortgage. Is this a supplemental conveyancing fee specified by Earl Shilton 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 Earl Shilton Building Society but by your lawyers. Some firms on the Earl Shilton Building Society will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
I have a mortgage with Earl Shilton Building Society. My godfather has just retired and wants to pay off the mortgage left on the property. After Earl Shilton Building Society is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the Earl Shilton Building Society conveyancing panel? I do not intend to live at the property once the Earl Shilton Building Society mortgage is discharged.
You
will need a solicitor but they need not be on the Earl Shilton Building Society 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.