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Ready to buy a new home? Failing to check that a lawyer is on the Stafford Railway BS list of approved solicitors can put your transaction at risk of delay or failure.
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Much to my surprise I have been told by my lender that my the law firm I have appointed is not on the Stafford Railway Building Society Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your conveyancer. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for Stafford Railway Building Society.
can you help? My lawyer is informing me me that she is duty-bound to conduct a Local Authority search because the firm are on the Stafford Railway Building Society solicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with Stafford Railway Building Society your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Stafford Railway Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Stafford Railway Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I have been searching for conveyancing quotes online. Can I be sure that all the firms that are identified on your website are on the Stafford Railway Building Society conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the Stafford Railway Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Stafford Railway Building Society panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Stafford Railway Building Society conveyancing panel is incorrect.
We're in Liverpool, First time buyers purchasing with a mortgage (lender is Stafford Railway Building Society , but our lawyer is on the Stafford Railway Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Stafford Railway Building Society 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
I am about to exchange contracts on a purchase with a mortgage from Stafford Railway Building Society. The report from my solicitor mentions that Stafford Railway Building Society could withdraw their offer before completion. Is this right?
Banks and Building Societies such as Stafford Railway Building Society can revoke their mortgage offer although this rarely happens. If Stafford Railway Building Society withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are many potential reasons but here are a few examples:
- Stafford Railway Building Society may amend or withdraw an offer if the Stafford Railway Building Society conveyancing panel solicitor is unable to confirm compliance with any of the conditions of the mortgage offer or if any of the terms of the mortgage offer cannot be satisfied
- If the financial circumstances of the borrower have changed to the detriment and the Stafford Railway Building Society has been notified
- Where the purchase price and borrowers direct contribution differ to details on the mortgage application form completed by the borrower
- Where the lender has to take account a recent change in taxation
- Where the sale is not at arms length for value to unconnected persons
The for formalities of my purchase has taken place with a loan from Stafford Railway Building Society. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about Stafford Railway Building Society. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the Stafford Railway Building Society branches or the Customer Care Team at Stafford Railway Building Society head office. In most cases complaints to Stafford Railway Building Society are sorted out effectively and efficiently. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service who will take matters further.
After much negotiation I have agreed a price on a house. My financial adviser pressured me to appoint their lawyers I paid an upfront payment of 200. Soon after the conveyancers contacted me to say that they were not on the Stafford Railway Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Stafford Railway Building Society 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.