Find a Law Firm
approved by Skipton BS
Ready to buy a new home? Failing to check that a lawyer is on the Skipton BS list of approved solicitors can put your transaction at risk of delay or failure.
Looking for information about your firm's panel status?
How does my firm apply to be on the Skipton Building Society Conveyancing Panel? How can my firm be reinstated onto the Skipton Building Society Conveyancing Panel?Find an Approved Solicitor on the Skipton Building Society Conveyancing Panel
Skipton Building Society Conveyancing Panel : Questions and Answers
I am in the process of selling my apartment and the EA has just called to warn that the buyers are swapping solicitor. The reason given is that Skipton Building Society will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with certain lawyers?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks blame a rise in fraud as the reason for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Can you clarify something for me?. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from Skipton Building Society was date stamped random date and we have agreed a date for me to move into the property on 6. My solicitor has advised that as she is on the Skipton Building Society conveyancing panel she needs to reorder the searches as they are now out of date.
A precondition to being on the Skipton Building Society approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Skipton Building Society)which states that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Skipton Building Society.
Do I need to visit the offices of the Skipton Building Society conveyancing panel solicitor to sign the legal charge? If so, I will choose one who does conveyancing in London
so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for Skipton 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.
I would like to get my ex-wife taken off the mortgage deeds. Can Skipton Building Society really insist on which solicitor I can or can not instruct?
You can use any solicitor you like but Skipton 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 Skipton Building Society solicitors panel
Do the majority of lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Skipton Building Society conveyancing panel requirements are different to Skipton Building Society’s conveyancing panel requirements.
I have instructed a lawyer having checked that they are on the Skipton Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Or
I've read lots of mortgage guides,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Skipton Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
or
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Skipton Building Society you could contact your them to see if they have a list of approved surveyors.
Skipton Building Society have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Skipton Building Society or your broker and complete any relevant paperwork. Skipton Building Society will tell you what documents they want. Skipton Building Society 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. Skipton Building Society 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.