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We are hoping to buy a 2 bedroom flat in Leeds with a mortgage from Norwich and Peterborough Building Society. We would like to retain our solicitor but Norwich and Peterborough Building Society says she’s not on their "panel". We have to appoint one of the Norwich and Peterborough Building Society panel firms or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Norwich and Peterborough Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Norwich and Peterborough Building Society will not agree to this. Why was Norwich and Peterborough Building Society even consulted?
Your lawyer being on the Norwich and Peterborough Building Society conveyancing panel is duty bound to inform Norwich and Peterborough Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Norwich and Peterborough Building Society then they would have to discontinue acting for you and Norwich and Peterborough Building Society.
Do all the firms listed on your search have online case tracking as I understood that this was a condition of being on the Norwich and Peterborough Building Society conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am selling my house. Does my solicitor have to be on the Norwich and Peterborough Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Norwich and Peterborough 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.
I'm spending time looking at houses and am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Norwich and Peterborough Building Society
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with Norwich and Peterborough Building Society , make sure you remember to check that your lawyer is on the Norwich and Peterborough Building Society conveyancing panel.
I have not been happy with the level or service received from my lawyer. Is there a Norwich and Peterborough Building Society conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Norwich and Peterborough Building Society about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm 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.
Intending to buy a flat with a mortgage with Norwich and Peterborough Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Norwich and Peterborough Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Norwich and Peterborough Building Society conveyancing panel