Find an Approved Solicitor on the Secure Trust Bank PLC
Common questions asked concerning the Secure Trust Bank Conveyancing Panel
I appointed a firm of solicitors to carry out on my remortgage 4 weeks ago having applied for a mortgage with Secure Trust Bank. The law firm assured me that they are on Secure Trust Bank conveyancing panel and provided me their panel reference. Secure Trust Bank then ,via my broker advised that their panel number was dormant and would need to be reactivated. What happens next? Do I instruct a different law firm currently on the conveyancing panel for Secure Trust Bank?
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 Secure Trust Bank conveyancing panel You may wish to enlist the help of your broker to check with the Secure Trust Bank as to how long they think it will take to get the firm to get back on the panel.
Our conveyancer has identified a legal deficiency with the lease for the property we are buying. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor says that as he is on the Secure Trust Bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is Secure Trust Bank?
Just because you have a mortgage offer from Secure Trust Bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and Secure Trust Bank are the client. These conveyancing instructions must be adhered to by the Secure Trust Bank conveyancing panel who has to balance acting for you and Secure Trust Bank
I see that you have a post code search directory identifying firms on the Secure Trust Bank conveyancing panel. Do firms pay you a commission if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Secure Trust Bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Secure Trust Bank conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Secure Trust Bank 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.
Can I be sure that the solicitor on the Secure Trust Bank panel is any good?
obtaining 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 suggest that you speak with the lawyer carrying out your conveyancing
Can I register a complaint to Secure Trust Bank about the lawyers being on the Secure Trust Bank conveyancing panel?
Complaining to Secure Trust Bank 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.
I am selling my apartment. I had a double glazing fitted in month 8 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Secure Trust Bank are being problematic. The solicitor who is on the Secure Trust Bank conveyancing panel is saying indemnity insurance will be fine but Secure Trust Bank are requiring a building regulation certificate. Why do Secure Trust Bank have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Secure Trust Bank have referred the matter to their valuer. The reason why Secure Trust Bank 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.