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My financial adviser has asked me for my lawyer’ panel member for the Hampden conveyancing panel. What is the best way to find this out. I have e-mailed my local Hampden office but they have not responded to me.
the sensible thing to do is ask for this information from your solicitor. 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 Hampden.
Our solicitor has uncovered a problem with the lease for the property we are buying. The other side have suggested title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that as he is on the Hampden conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or Hampden?
Just because you have a mortgage offer from Hampden does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and Hampden are the client. These conveyancing instructions have to be complied with by the Hampden conveyancing panel who has to balance acting for you and Hampden
Do all the licensed conveyancers and solicitor practices listed on your directory have online case tracking as I understood that this was a condition of being on the Hampden solicitor panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Hampden conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Hampden 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.
Do the majority of 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 Hampden conveyancing panel requirements are different to Hampden’s conveyancing panel requirements.
I currently have a mortgage with with Hampden. Conveyancing has been completed a year 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 BTL mortgage or inform Hampden?
Your original mortgage agreement with Hampden will provide that you need their approval before letting out your property as this is likely to be a breach of Hampden’s mortgage conditions. In many cases banks or building societies 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 Hampden directly. It should not be necessary to do this via a Hampden conveyancing panel lawyer.
My husband and I are purchasing a flat in Hendon. Conveyancing solicitors in Hendon will soon begiven the go-ahead. My motheradvised that we check that the conveyancing practitioner in Hendon is on the Hampden solicitors panel. Surely I don't need to do this, do I?
It is not that case that all Hendon conveyancing solicitors are on the Hampden conveyancing panel. 5 people a month use our search tool to find a Hendon conveyancing practitioner on the on the Hampden approved list of lawyers.