Find an Approved Solicitor on the Swansea Building Society
Swansea Building Society Solicitor Panel Recently Asked Questions
On what basis could a law firm be removed from the Swansea Building Society solicitor panel?
According to a recent survey report by the solicitors regulator three quarters of law firms had been excluded from a lender panel. The top reasons in order are :
- Low volume of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Swansea Building Society
My solicitor has discovered a difference between the information in Swansea Building Society’s valuation report and what is revealed within the conveyancing documents. My lawyer has advised that as he is on the Swansea Building Society conveyancing panel he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
A precondition to being on the Swansea Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Swansea Building Society) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the lawyers identified as being on the Swansea Building Society conveyancing panel, together with their details provided by Swansea Building Society?
The firms themselves provide us confirmation that they are on the Swansea Building Society conveyancing panel as opposed to being supplied with a list from Swansea Building Society directly.
We're in Liverpool, First timers buying with a mortgage (lender is Swansea Building Society , but our lawyer is on the Swansea Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Swansea 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
Can I be sure that the solicitor on the Swansea Building Society panel is any good?
Getting recommendations is a sensible 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 recommend that you speak with the lawyer carrying out your transaction
Completion of my remortgage has taken place with a mortgage from Swansea Building Society. Conveyancing was of an acceptable standard but I would like to complain about Swansea Building Society. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the Swansea Building Society branches or the Customer Care Team at Swansea Building Society head office. Ordinarily complaints to Swansea Building Society are sorted out very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My ex -wife’s name is on the Swansea Building Society 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 Swansea Building Society mortgage in order to sell?
In terms of the Swansea Building Society 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 Swansea Building Society 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.
Transfer of Equity for Swansea Building Society
Please note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors