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It has come to my attention via my broker that my the law firm I have appointed is not on the Santander Conveyancing panel. What can I do to check?
The best course of action for you to take is to contact your conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the the approved Santander solicitor panel.
Our grandson is purchasing a newly built flat with a home loan from Santander. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do I have to visit the offices of the Santander conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Bristol
so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for Santander undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
My solicitors in London have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with Santander. Is it case that being on the Santander conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Santander Conveyancing Panel Terms. It might be worth you contacting Santander directly.
I had instructed online conveyancers located in Bristol who are on the Santander solicitor panel. They have just invoiced me a separate fee of £150 for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Santander but by your lawyers. Some firms on the Santander will charge an ‘acting for lender’ fee and others do not.
We have agreed a price on a house I spoke to a conveyancer previously used by my mum and he advised instructing a law firm approved by Santander. The estate agent recommended two local firms so I asked Santander if the 2 suggested solicitors are approved, which they are not. Santander suggested that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of Santander 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Ask Santander to suggest a law firm in your location. 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 Santander 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 Santander conveyancing panel as it may only take about 2-3 weeks. As long as they meet Santander’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.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Santander conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Santander about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. Usually one can find this 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.
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