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Ready to buy a new home? Failing to check that a lawyer is on the Barnsley Building Society list of approved solicitors can put your transaction at risk of delay or failure.
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Can you please explain the reason why all property lawyers are not on the Barnsley Building Society Solicitor panel?
Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year. The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It led to banks and building societies purging less reputable firms off their books
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Barnsley Building Society will not agree to this. Why was Barnsley Building Society even consulted?
Your lawyer being on the Barnsley Building Society conveyancing panel is duty bound to inform Barnsley Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Barnsley Building Society then they would have to discontinue acting for you and Barnsley Building Society.
I note that you have a post code search directory identifying law firms on the Barnsley Building Society conveyancing panel. Do firms pay you a commission if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Barnsley Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I am selling my house. Does my solicitor have to be on the Barnsley Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Barnsley Building Society conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I have agreed a price on a flat I spoke to a conveyancer recommended by my uncle and he advised using a solicitor approved by Barnsley Building Society. The estate agent recommended two local firms so I asked Barnsley Building Society if the 2 suggested solicitors are approved, which they are not. Barnsley Building Society suggested that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Barnsley Building Society 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of Barnsley Building Society for conveyancing panel firms in your area. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the Barnsley Building Society conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto Barnsley Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet Barnsley Building Society’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barnsley Building Society are being a right pain. The solicitor who is on the Barnsley Building Society conveyancing panel is recommending indemnity insurance as a solution but Barnsley Building Society are requiring a building regulation certificate. Why do Barnsley Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Barnsley Building Society have referred the matter to their valuer. The reason why Barnsley 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.
After shopping around on the internet I have found a solicitor having made sure that they are on the Barnsley Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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Having read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Barnsley Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Barnsley Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barnsley 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 Barnsley Building Society you could contact your them to see if they have a list of approved surveyors.