Find a Law Firm
approved by Harpenden BS
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.
Looking for information about your firm's panel status?
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
Harpenden Building Society Solicitor Panel Example Support Desk Enquires
Much to my surprise I have been told by my estate agent that my solicitor is not on the Harpenden Building Society Solicitor panel. How can I check?
The first thing you need to do is to contact your lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a firm that is on the the approved Harpenden Building Society solicitor panel.
can you help? My solicitor is informing me me that he has to conduct a Local Authority search as the firm are on the Harpenden Building Society 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 Harpenden Building Society 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 Harpenden Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Harpenden Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I am buying a property and need a conveyancing solicitor in Liverpool who is on the Harpenden Building Society solicitor. Can you recommend a local conveyancing firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Harpenden Building Society . We don’t recommend any particular firm.
What happens if my solicitor is suspended from the Harpenden Building Society 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.
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed with Harpenden Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Harpenden Building Society you will need to appoint a solicitor on the Harpenden Building Society conveyancing panel.
Planning on purchasing a house with a mortgage with Harpenden Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Harpenden Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Harpenden Building Society conveyancing panel
After shopping around on the internet I have found a solicitor having made sure that they are on the Harpenden Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Or
I've digested plenty of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Harpenden Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Harpenden Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Harpenden Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
or
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Harpenden Building Society you could contact your them to see if they have a list of approved surveyors.