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National Westminster Bank Solicitor Panel Example Support Desk Enquires
Can you please explain the reason why all solicitors are not on the National Westminster Bank Solicitor panel?
National Westminster Bank and other lenders ordinarily restrict either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that National Westminster Bank have no responsibility for the quality of advice provided by any member of National Westminster Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, Conveyancing is not their speciality? To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime; probably not.
Please help. My conveyancer is informing me me that he has to conduct a Local Authority search stemming from the fact that the firm are on the National Westminster Bank conveyancing panel. The searches cost a lot of money. Can this be avoided?
You have limited options available to you. As you are taking a mortgage with National Westminster Bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of National Westminster Bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated National Westminster Bank. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I need to find a National Westminster Bank panel solicitor in Inverness. Can you assist?
Unfortunately it’s not apparent why you need a National Westminster Bank panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to National Westminster Bank to find out which solicitors in National Westminster Bank 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
What happens if my lawyer’s firm is removed from the National Westminster Bank Solicitor panel before completion?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Are all solicitors on the National Westminster Bank conveyancing panel overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the National Westminster Bank conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
I had instructed online solicitors based in Birmingham who are on the National Westminster Bank solicitor panel. They are now charging me a separate fee of £135 for the legal aspects of the National Westminster Bank mortgage. Is this an additional conveyancing fee specified by National Westminster Bank?
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 National Westminster Bank but by your lawyers. Some firms on the National Westminster Bank will charge an ‘acting for lender’ fee and others do not.
I am buying a property where 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?
Given that 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.