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approved by Yorkshire BS
Ready to buy a new home? Failing to check that a lawyer is on the Yorkshire BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Yorkshire Building Society Conveyancing Panel? How can my firm be reinstated onto the Yorkshire Building Society Conveyancing Panel?Find an Approved Solicitor on the Yorkshire Building Society Conveyancing Panel
Common questions asked concerning the Yorkshire Building Society Conveyancing Panel
My IFA has has requested my lawyer’ panel member for the Yorkshire Building Society conveyancing panel. Can you suggest how I discover this. I have tried my local Yorkshire Building Society office but they don't know it.
You are best placed to get this information from your conveyancing lawyer. 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 Yorkshire Building Society.
My solicitor is asking me for proof of ID documents saying that this forms part of his retainer as a conveyancer on the Yorkshire Building Society Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Yorkshire Building Society your lawyer also has to check ID documents to satisfy Yorkshire Building Society
I require the services of a Yorkshire Building Society panel solicitor in Stirling. Can you assist?
It is not clear why you need a Yorkshire 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 Yorkshire Building Society to find out which solicitors in Yorkshire 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
The firm that just started acting on my purchase in London has without warning closed. They were on acting for me because I had to have a solicitor on the Yorkshire Building Society conveyancing panel and my previous lawyer was not. I paid them £200 on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help
Why might a lender such as Yorkshire Building Society withdraw a mortgage offer?
Banks and Building Societies such as Yorkshire Building Society can revoke their mortgage offer although this is unusual. should Yorkshire Building Society withdraw their offer they may or may not inform you or the lawyer as to the reasons why. There are various possible reasons but here are a few examples:
- Where information comes to Yorkshire Building Society ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
- A cashback to the buyer, or | part of the price includes a non-cash incentive to the buyer (eg paid stamp duty land tax),or | any indirect incentive (cash or non cash) or rental guarantee, of which the lender was previously unaware
- Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.
- If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;
- If the solicitor on the Yorkshire Building Society conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Yorkshire Building Society ‘s instructions
I currently have a mortgage with with Yorkshire Building Society. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire Building Society?
Your original mortgage agreement with Yorkshire Building Society will provide that you need their approval before letting out your property as this is likely to be a breach of Yorkshire Building Society’s mortgage conditions. It may be that Yorkshire 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 Yorkshire Building Society directly. It should not be necessary to do this via a Yorkshire Building Society conveyancing panel lawyer.
I have instructed a lawyer having checked that they are on the Yorkshire Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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I've read lots of house buying,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Yorkshire Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Yorkshire Building Society you could contact your them to see if they have a list of approved surveyors.