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approved by West Bromwich BS

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.

Find an Approved Solicitor on the West Bromwich Building Society Conveyancing Panel

Frequently asked questions relating to the West Bromwich Building Society Solicitor Panel

I appointed a solicitor to conveyancing on my house purchase three weeks ago having applied for a mortgage with West Bromwich Building Society. The law firm reassured me that they are on West Bromwich Building Society conveyancing panel and provided me their panel reference. West Bromwich Building Society then told me that their panel number was dormant and would need to be reactivated. What happens next? Should I appoint a new solicitor currently on the approved panel for West Bromwich Building Society?
You may be very frustrated with the lawyer but if it only go take a few more days they it may be worth waiting as, depending on how far progressed you are you may end up delaying the transaction by a number of weeks if you need to replace your solicitor You may wish to enlist the help of your broker to check with the West Bromwich Building Society as to the time frame to get your lawyer reinstated on the panel once again.
My fiance and I are refinancing our flat with West Bromwich Building Society. We have a son approaching twenty who lives with us. The solicitor on the West Bromwich Building Society conveyancing panel has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the West Bromwich Building Society conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to West Bromwich Building Society .This is solely used to protect the West Bromwich Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.

It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of West Bromwich Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

What tools are available to find a local solicitor on the West Bromwich Building Society conveyancing panel? I have a car and am prepared to travel up to 20 kilometers to meet the lawyer.
Feel free to make use of the find a conveyancing panel search on this website. 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 West Bromwich Building Society solicitor panel.
My lawyers in Manchester have advised me that no longer have my conveyancing file. At the time of 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.
Can I be sure that the solicitor on the West Bromwich Building Society panel is any good?
Getting recommendations is a good start. 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 advocate that you speak with the lawyer handling your transaction
It is not clear whether my mortgage offer requires a lease extension . I have called into my local branch West Bromwich Building Society on various occasions and told it wasn't a problem and they would lend. My solicitor - who is on the West Bromwich Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
As long as the conveyancer is on the West Bromwich Building Society panel she or he must comply with the CML Handbook requirements for West Bromwich Building Society. Unless your lawyer obtains specific confirmation in writing that West Bromwich Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask West Bromwich Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
After much negotiation I have agreed a price on an apartment. My financial adviser pressured me to appoint their lawyers I paid an upfront payment of 150. Soon after the conveyancers contacted me sheepishly admitting that they were not on the West Bromwich 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 West Bromwich 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.