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Newcastle Building Society Conveyancing Panel Recently Asked Questions
My wife and I are FTBs. Within the last couple of days our solicitor has forwarded the sale agreement to sign with a detailed report with the expectation that exchange is imminent. Newcastle Building Society have this morning contacted us to inform me that they have now hit a problem as our conveyancer is not on their conveyancing panel. Please explain?
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 Newcastle Building Society and see if they can apply for membership of the Newcastle Building Society conveyancing panel, but if that is not viable Newcastle Building Society will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Newcastle 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.
We are getting closer to an exchange and my mum and dad having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender Newcastle Building Society. Apparently, being on the Newcastle Building Society conveyancing panel and acting on their behalf he must inform Newcastle Building Society if the balance of the mortgage advance is coming from anyone other than me. I advised the bank about my parent’s contribution when I applied for the home loan so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with Newcastle Building Society to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Newcastle Building Society if you agree, failing which, your lawyer must cease to continue acting.
I need to find a Newcastle Building Society panel solicitor in Stirling. Can you assist?
It is not clear why you need a Newcastle Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Newcastle Building Society to find out which solicitors in Newcastle Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
I am attempting to get my ex-wife removed the mortgage deeds. Can Newcastle Building Society really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Newcastle Building Society then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Newcastle Building Society solicitors panel
Do conveyancing lawyers on the Newcastle Building Society conveyancing panel work on a no sale no fee basis?
On the whole 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 service
I have paid off my mortgage with Newcastle Building Society. I assume I don't need a solicitor on the Newcastle Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Newcastle 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 Newcastle Building Society mortgage from the register. Newcastle 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 Newcastle Building Society has sent the Land Registry the discharge electronically, and
the Newcastle Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Newcastle Building Society mortgage has been paid off.
It is not clear whether my mortgage offer requires a lease extension . I have telephoned Newcastle Building Society on various occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Newcastle Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the CML Handbook Part 2 requirements for Newcastle Building Society. Unless your lawyer obtains specific confirmation in writing that Newcastle 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 Newcastle Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
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