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Ready to buy a new home? Failing to check that a lawyer is on the Harpenden BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Harpenden Building Society Conveyancing Panel? How can my firm be reinstated onto the Harpenden Building Society Conveyancing Panel?Find an Approved Solicitor on the Harpenden Building Society Conveyancing Panel
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Am I correct in assuming that the fact that my solicitor is not identified on the Harpenden Building Society Conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Harpenden Building Society.
Our conveyancer has discovered a defect with the lease for the apartment we are buying. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the Harpenden Building Society conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or Harpenden Building Society?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Harpenden Building Society are the client. A precondition to being on the Harpenden Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Harpenden Building Society). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Harpenden Building Society 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.
Whilst your website is a good idea there are many lawyers listed near Manchester on the Harpenden Building Society conveyancing panel. Can you recommend a specific firm on the Harpenden Building Society approved panel?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
My solicitors in Birmingham have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with Harpenden Building Society. Is it case that being on the Harpenden Building Society conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender 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 Harpenden Building Society Conveyancing Panel Terms. It might be worth you contacting Harpenden Building Society directly.
My brother and I have agreed a price on a house I spoke to a lawyer recommended by my brother and he suggested instructing a law firm approved by Harpenden Building Society. The estate agent recommended two local firms so I asked Harpenden Building Society if the 2 suggested solicitors are approved, which they are not. Harpenden 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 Harpenden 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.
Ask Harpenden Building Society 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 Harpenden 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 Harpenden Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet Harpenden 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 recently had an offer accepted on a house. My mortgage broker recommended their conveyancers I paid an upfront payment of 150. Soon after the conveyancers contacted me sheepishly admitting that they were not on the Harpenden Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Harpenden Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
At last I have had an offer on an apartment accepted, but there is a chain. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties booked. My conveyancing solicitor has been instructed. What do I do now? At what point should I appy for the mortgage with Harpenden Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Harpenden Building Society conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Harpenden Building Society and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.