Find an Approved Solicitor on the West Bromwich Building Society
Examples of recent questions relating to the West Bromwich Building Society Solicitor Panel
What is the rationale as to why all solicitors are not on the West Bromwich Building Society Conveyancing panel?
West Bromwich Building Society and other banks ordinarily restrict either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that West Bromwich Building Society have no responsibility for the quality of advice provided by any member of West Bromwich Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, Conveyancing is not their speciality? To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime; probably not.
My fiance and I changing mortgage lender for our maisonette with West Bromwich Building Society. We have a son 19 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. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the West Bromwich Building Society conveyancing panel as he did not need 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?
First, rest assured that your West Bromwich Building Society conveyancing panel solicitor is doing the right thing 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.
I require the services of a West Bromwich Building Society panel solicitor in Belfast. Can you assist?
Unfortunately it’s not apparent why you need a West Bromwich Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to West Bromwich Building Society to find out which solicitors in West Bromwich Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
I was due to move into my dream home last Friday. My solicitor is on the West Bromwich Building Society solicitors panel but has changed address in the past couple of months and had not informed West Bromwich Building Society of their new address. West Bromwich Building Society is now refusing to release my funds until such time as their systems are up to date with the correct details.
This is a rare situation indeed. Most lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local West Bromwich Building Society branch or your mortgage broker to see if they can help.
I am buying a property where the roof has a solar panel. West Bromwich Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with West Bromwich Building Society your lawyer must to check the West Bromwich Building Society conveyancing instructions contained in the Part of CML Handbook for West Bromwich Building Society . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to West Bromwich Building Society where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
I can not work out if 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
Your lawyer has to follow the CML Handbook Part 2 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.
I recently had an offer accepted on an apartment. My mortgage broker pressured me to appoint their lawyers I paid an upfront payment of 200. 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.