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approved by State Bank of India UK

Ready to buy a new home? Failing to check that a lawyer is on the State Bank of India UK list of approved solicitors can put your transaction at risk of delay or failure.

Find an Approved Solicitor on the State Bank of India UK Conveyancing Panel

Common questions asked concerning the State Bank of India UK Conveyancing Panel

I am selling my flat and the estate agent has just telephoned to say that the buyers are swapping solicitor. I am told that this is due to the fact that State Bank of India UK will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with certain law firms?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, 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 by way of justification 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.

We are approaching an exchange and my parents having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender State Bank of India UK. Apparently, being on the State Bank of India UK conveyancing panel and acting on their behalf he must inform State Bank of India UK if the balance of the mortgage advance is not just from me. I advised the bank about my parent’s contribution when I applied for the home loan so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with State Bank of India UK to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to State Bank of India UK if you agree, failing which, your lawyer must cease to continue acting.
What tools are available to search for a local solicitor on the State Bank of India UK conveyancing panel? I have a car and am prepared to travel up to 10 miles to meet the conveyancer.
You can use 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 State Bank of India UK solicitor panel.
I would like to get my former partner taken off the mortgage deeds. Can State Bank of India UK really tell me which solicitor I can or can not use?
You can use any solicitor you like but State Bank of India UK 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 State Bank of India UK solicitors panel
How can we tell if a solicitor on the State Bank of India UK panel is any good?
obtaining recommendations is a good starting point. 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 advise that you speak with the solicitor carrying out your transaction
What are the common reasons for a lender such as State Bank of India UK to withdraw a mortgage offer?
Banks and Building Societies such as State Bank of India UK can withdraw their mortgage offer although this is unusual. should State Bank of India UK withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are a few examples:
  • If the financial circumstances of the borrower have changed to the detriment and the State Bank of India UK has been notified
  • If the borrower informs State Bank of India UK of a change in security address
  • Amendments if purchase price adjusted and the loan to value limits exceeded by this. Please note that State Bank of India UK conveyancing panel solicitors would be obliged to notify State Bank of India UK of a change in the price of the property.
  • 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
My ex -wife’s name is on the State Bank of India UK mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the State Bank of India UK mortgage in order to sell?
In terms of the State Bank of India UK 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 State Bank of India UK 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.