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My IFA has says he needs my law firm’s panel reference for the West Bromwich Building Society conveyancing panel. Can you suggest how I find this out. I have tried my local West Bromwich Building Society branch but they cant find it on their system.
You are best placed to get this information from your conveyancing lawyer. They should have a central record lender panel numbers including the West Bromwich Building Society panel reference.
My wife and I are refinancing our maisonette with West Bromwich Building Society. We have a son 18 who lives with us. The solicitor on the West Bromwich Building Society conveyancing panel has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this form unique to the West Bromwich Building Society conveyancing panel as he never had to sign this form when we purchased 4 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.
Whilst your website is a good idea there are many lawyers listed near Middlesbrough on the West Bromwich Building Society conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for West Bromwich Building Society ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I am purchasing a semi-detached house and getting a mortgage with West Bromwich Building Society. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the West Bromwich Building Society conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the West Bromwich Building Society conveyancing panel in your location.
Is it the case that all conveyancing solicitors on the West Bromwich Building Society conveyancing panel work on a no sale no fee basis?
In the main there are no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
On the whole I have been dissatisfied 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?
There is little point in complaining directly to West Bromwich Building Society. 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 am due to exchange contracts on my flat. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, West Bromwich Building Society are being problematic. The solicitor who is on the West Bromwich Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but West Bromwich Building Society are requiring a building regulation certificate. Why do West Bromwich Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that West Bromwich Building Society have referred the matter to their valuer. The reason why West Bromwich Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.