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Ready to buy a new home? Failing to check that a lawyer is on the West Bromwich BS list of approved solicitors can put your transaction at risk of delay or failure.
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My mortgage broker has asked me for my lawyer’ panel member for the West Bromwich Building Society conveyancing panel. Can you suggest how I discover this. I have contacted my local West Bromwich Building Society office but they cant find it on their system.
Have you tried speaking to your lawyer about this?. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for West Bromwich Building Society.
We are getting closer to an exchange and my mum and dad 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 West Bromwich Building Society. Apparently, being on the West Bromwich Building Society conveyancing panel and acting on their behalf he must inform West Bromwich Building Society if the balance of the mortgage advance is coming from anyone other than me. I informed the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with West Bromwich Building Society 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 West Bromwich Building Society if you agree, failing which, your lawyer must cease to continue acting.
Do all the firms listed on your directory have online case tracking as I was under the impression that this was a precondition of being on the West Bromwich Building Society conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
My lawyers in Newcastle have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with West Bromwich Building Society. Is it case that being on the West Bromwich Building Society conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the West Bromwich Building Society Conveyancing Panel Terms. It might be worth you contacting West Bromwich Building Society directly.
I currently have a mortgage with with West Bromwich Building Society. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform West Bromwich Building Society?
You must advise West Bromwich Building Society in advance of renting your property as this is likely to be a breach of West Bromwich Building Society’s mortgage conditions. It may be that West Bromwich Building Society will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact West Bromwich Building Society directly. It should not be necessary to do this via a West Bromwich Building Society conveyancing panel lawyer.
I have not been happy with the level or service received from my lawyer. Is there a West Bromwich Building Society conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to West Bromwich Building Society about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get 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 addressed 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.
I was told four weeks ago that my mortgage has been agreed
to by West Bromwich Building Society. Is it usual for West Bromwich Building Society to only issue the offer once my
solicitor is approved on their conveyancing panel?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for West Bromwich Building Society to deal with your lawyers application to be on the West Bromwich Building Society conveyancing panel. There's no guarantee that your solicitors will be accepted.