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National Westminster Bank Conveyancing Panel : Questions and Answers
My Solicitor is not on the National Westminster Bank Solicitor Panel. Is it possible for me to continue with my preferred solicitor even though they are not on the National Westminster Bank approved list?
You will need to have a conveyancer complete the legal work required when you take out a National Westminster Bank mortgage to buy your property. They’ll carry out all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You can instruct a conveyancing firm of your choice. However, if the firm selected is not a member of the National Westminster Bank conveyancing panel additional costs will be incurred as separate legal representation will be required by National Westminster Bank. Conveyancing panel applications can be submitted, so if your conveyancer has not previously applied for membership they can do so.
Our lawyer has identified a problem with the lease for the property we are buying. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the National Westminster Bank conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or National Westminster Bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and National Westminster Bank are the client. A precondition to being on the National Westminster Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on National Westminster Bank). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that National Westminster Bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I see that you have a search directory listing firms on the National Westminster Bank conveyancing panel. Do firms pay you a referral fee if I instruct them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the National Westminster Bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I am remortgaging my home does my lawyer have to be on the National Westminster Bank Conveyancing panel?
In theory, you could use a solicitor that is not on National Westminster Bank conveyancing panel, but National Westminster Bank would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Do most lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the National Westminster Bank conveyancing panel requirements are different to National Westminster Bank’s conveyancing panel criteria.
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. National Westminster Bank 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 National Westminster Bank your lawyer must to check the National Westminster Bank conveyancing instructions contained in the Part of CML Handbook for National Westminster Bank . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to National Westminster Bank where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
Completion of my purchase has taken place with a loan from National Westminster Bank. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about National Westminster Bank. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the National Westminster Bank branches or the Customer Services Department at National Westminster Bank head office. In most cases complaints to National Westminster Bank are resolved very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.