Find a Lawyer on the Progressive Building Society Conveyancing Panel

The most common options here are as follows:

1. Complete the purchase with your existing solicitors but Progressive BS will need to instruct a lawyer on the Progressive BS conveyancing panel. This will result in additional cost and potential delay.
2. Get a new solicitor to act in the purchase, obviously checking they are on the Progressive BS conveyancing panel.
3. Urge your lawyer to apply to join the Progressive BS lender panel

The best course of action for you to take is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a firm that is on the conveyancing panel for Progressive BS.

That would more than likely be a wrong assumption to make. 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 Progressive BS.

You are best placed to get this information from your conveyancing lawyer. They should have a central record lender panel numbers including the Progressive BS panel reference.

A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of law firms had been removed from a lender panel. The top reasons in order 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. We are not aware of the specific or common criteria for removal by Progressive BS

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 Progressive BS conveyancing panel You may wish to enlist the help of your broker to check with the Progressive BS as to how long they think it will take to get the firm to get back on the panel.

When purchasing a property with the benefit 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 Quality Scheme. Your solicitors should contact Progressive BS and see if they can apply for membership of the Progressive BS conveyancing panel, but if that is not viable Progressive BS will instruct their own solicitors to act. You don't have to instruct a firm on the Progressive BS 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.

Progressive BS conveyancing requirements for their panel are no better or no more complicated than most lenders. It is the case now the UK Finance Mortgage Lenders' Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender. It is not clear if your lawyer is on the Progressive BS conveyancing panel. If they are not, this does add further risk of delay as Progressive BS will appoint their own solicitors to look after their interest.

Progressive BS's conveyancing panel is pretty large so your best bet is just to check with the firms you are getting quotes from whether they are on it. You can search by postcode on the search tool on this site to find solicitors that Progressive BS will allow to act for them.

There is nothing to stop you using your solicitor but Progressive BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Ordinarily, even if your lawyer is not on the Progressive BS 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.

You can use any solicitor you like but Progressive BS 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 Progressive BS solicitors panel

The fact that your lawyer is on the Progressive BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side's solicitors. The time taken is often determined by the number of parties in a chain

This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Progressive BS branch or your mortgage broker to see if they can assist.

If you intend to re-mortgage then Progressive BS will insist on your using a conveyancer on the Progressive BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Progressive BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Progressive BS mortgage is registered as a charge at the Land Registry.

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said, UK Finance have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.

As a firm of solicitors, in order to be on the Progressive BS conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).

Getting recommendations is a good start. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction

Progressive BS will only instruct licensed conveyancers or solicitor firms that are on their conveyancing panel. If you want your solicitor firm to be admitted onto the Progressive BS conveyancing panel, they must apply to Progressive BS directly and meet the lender's panel criteria.

Some lenders take longer than others. Have Progressive BS done the valuation? Have you advised Progressive BS as your lawyers details and checked that your lawyer is on the Progressive BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through

If you are getting a mortgage with Progressive BS involved you will need to appoint a solicitor on the Progressive BS conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Progressive BS. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Progressive BS conveyancing panel.

You will need to appoint solicitors independently although you'll need to choose one on the Progressive BS conveyancing panel. The solicitor represents both you and the Progressive BS through the process.

It would be sensible to have your start your search soon rather than later. 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 Progressive BS, ask your prospective lawyers check they are on the Progressive BS conveyancing panel otherwise they can't do the mortgage legal work.

If you have finished paying off your Progressive BS 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 Progressive BS mortgage from the register. Progressive BS,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 Progressive BS has sent the Land Registry the discharge electronically, and the Progressive BS has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Progressive BS mortgage has been paid off.

It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Progressive BS you will need to appoint a solicitor on the Progressive BS conveyancing panel.

There is little point in complaining directly to Progressive BS. 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.

As long as the conveyancer is on the Progressive BS panel she or he must comply with the UK Finance Mortgage Lenders' Handbook requirements for Progressive BS. Unless your lawyer obtains specific confirmation in writing that Progressive BS 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 Progressive BS to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.

You should be able to recover this from the law firm if they were not on the Progressive BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

It is probably the case that Progressive BS have referred the matter to their valuer. The reason why Progressive BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.

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 Progressive BS conveyancing panel

In terms of the Progressive BS mortgage, it is unusual that your ex-wife's name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Progressive BS in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.

The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Progressive BS or your broker and complete any relevant paperwork. Progressive BS will tell you what documents they want. Progressive BS will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Progressive BS will issue the offer to you and your lawyer. The transaction will then take it's course according the nature and complexity of the conveyancing.

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Progressive BS conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Progressive BS and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.

Not all your area conveyancing firms are on the Progressive BS conveyancing panel. Use the above search tool to locate a your area conveyancing firm on the on the Progressive BS panel.

Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Progressive BS solicitor panel.

Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Progressive BS. We don’t recommend any particular firm.

The law firms listed on our site have advised us that they are on the Progressive BS panel and agreed to advise us to take down their listing in the event of removal off of the Progressive BS panel. To date we have not been informed by either a lender or a member of the public that the data about a specific firm being on the Progressive BS conveyancing panel is incorrect.

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Progressive BS conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Progressive BS solicitor panel.

No. There is no UK Finance Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.

Unfortunately it's not apparent why you need a Progressive BS panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Progressive BS to find out which solicitors in Progressive BS 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

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that Progressive BS also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with Progressive BS UK Finance Mortgage Lenders' Handbook requirements last updated on Progressive BS

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with Progressive BS your lawyer has to comply with their conditions as set out in their version of the UK Finance Mortgage Lenders' Handbook. Your lawyer would have previously signed the Terms and Conditions of Progressive BS's conveyancing panel appointment which obliges them to follow the UK Finance Mortgage Lenders' Handbook requirements last updated Progressive BS. even if you were a cash buyer you would be ill advised not to carry out a local authority search.

You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Progressive BS approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on Progressive BS). The UK Finance Mortgage Lenders' Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Progressive BS are the client. A precondition to being on the Progressive BS approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on Progressive BS). The UK Finance Mortgage Lenders' Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Progressive BS 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.

A precondition to being on the Progressive BS approved panel is to comply with the UK Finance Mortgage Lenders' Handbook requirements (last updated for this lender on Progressive BS) which do require that your lawyer disclose any incorrect assumptions in the lender's valuation report and the legal papers. 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.

Any lawyer on the Progressive BS conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Progressive BS's Part 2 requirements of the UK Finance Mortgage Lenders' Handbook (last updated on Progressive BS). Being on the Progressive BS conveyancing panel your lawyer is expect to follow these requirements.

Your lawyer being on the Progressive BS conveyancing panel is duty bound to inform Progressive BS of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Progressive BS then they would have to discontinue acting for you and Progressive BS.