Find an Approved Solicitor on the Stafford Railway Building Society
Examples of recent questions relating to the Stafford Railway Building Society Solicitor Panel
My husband and I are first time buyers. Within the 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Stafford Railway 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. Is this a problem?
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 Accreditation Scheme.
Your property lawyers should contact Stafford Railway Building Society and see if they can apply for membership of the Stafford Railway Building Society conveyancing panel, but if that is not viable Stafford Railway Building Society will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Stafford Railway Building Society conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
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 Stafford Railway Building Society will not agree to this. Why was Stafford Railway Building Society even consulted?
Your lawyer being on the Stafford Railway Building Society conveyancing panel is duty bound to inform Stafford Railway Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Stafford Railway Building Society then they would have to discontinue acting for you and Stafford Railway Building Society.
Your search tool is useful but there are many lawyers listed near Hackney on the Stafford Railway Building Society conveyancing panel. Can you recommend a specific firm on the conveyancing panel for Stafford Railway Building Society ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
The solicitors that I recently instructed on my purchase in London has suddenly closed. They were on acting for me because I needed a solicitor on the Stafford Railway Building Society conveyancing panel and my family lawyer was not. I gave my credit card details for them to take £175 for searches. What should be my next steps?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Stafford Railway Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist
Is the case that all CQS (Conveyancing Quality Scheme) solicitors on the Stafford Railway Building Society conveyancing panel?
A selection of 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,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Do conveyancing lawyers on the Stafford Railway Building Society conveyancing panel work on a no move no charge 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 package
Can I register a complaint to Stafford Railway Building Society about the lawyers being on the Stafford Railway Building Society conveyancing panel?
There is little point in complaining directly to Stafford Railway Building Society. 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.