Find an Approved Solicitor on the Leeds Building Society
Leeds Building Society Conveyancing Panel : Questions and Answers
I instructed a firm of solicitors to conduct the legal paperwork on my house purchase 5 weeks ago having applied for a mortgage with Leeds Building Society. The firm assured me that they are on Leeds Building Society conveyancing panel and advised me their panel number. Leeds Building Society then called me to say that their panel number was dormant and would need to be reactivated. What do I do from here? Should I appoint a new solicitor listed on the approved panel for Leeds Building Society?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Leeds Building Society conveyancing panel You may wish to enlist the help of your broker to check with the Leeds Building Society as to the time frame to get your lawyer reinstated on the panel once again.
Our solicitor has informed me that he requires ID documents stating that this is part of his obligations as a solicitor on the Leeds Building Society Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Leeds Building Society your lawyer also has to check ID documents to satisfy Leeds Building Society
Do I have to pop into the offices of the Leeds Building Society conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Liverpool
so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for Leeds Building Society undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
The solicitors that I appointed last week on my house acquisition in London has without warning shut down. I chose them because I had to have a lawyer on the Leeds Building Society conveyancing panel and my preferred lawyer was not. I gave my credit card details for them to take £175 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help
I have a mortgage with Leeds Building Society. My father has just retired and wants to pay off the mortgage left on the property. After Leeds 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 Leeds Building Society conveyancing panel? I do not intend to live at the property once the Leeds Building Society mortgage is discharged.
will need a solicitor but they need not be on the Leeds 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.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Leeds Building Society conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Leeds Building Society about their conveyancing panel is unlikely to yield much of a response. 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 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.
It is not clear whether my mortgage offer requires a lease extension . I have telephoned Leeds Building Society on various occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Leeds Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Leeds Building Society. Unless your lawyer obtains specific confirmation in writing that Leeds Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Leeds Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.