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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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Harpenden Building Society Conveyancing Panel : Questions and Answers
My fiance and I are buying a 3 bedroom flat in Leeds with a mortgage from Harpenden Building Society. We would like to retain our lawyer but Harpenden Building Society says he's not on their "panel". It seems we have little choice but to instruct one of the Harpenden Building Society panel firms or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Harpenden Building Society use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Harpenden Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Harpenden Building Society
My lawyer has uncovered a difference when comparing the surveyor’s assumptions in Harpenden Building Society’s home valuation survey and what is in the conveyancing documents. My lawyer says that as he is on the Harpenden Building Society conveyancing panel he is obliged to ensure that the bank is happy with this discrepancy and is content go ahead. Is my conveyancer’s course or action right?
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) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the Harpenden Building Society conveyancing panel. My lawyer has said that they are on the Harpenden Building Society approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the Harpenden Building Society conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the Harpenden Building Society solicitor panel.
The lawyers that I recently instructed on my house acquisition in Brighton has without warning shut down. They were on acting for me because I had to have a solicitor on the Harpenden Building Society conveyancing panel and my previous lawyer was not. I gave them a cheque for £150 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Harpenden Building Society conveyancing panel and notify the lender. If you have paid over any money it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist
I am buying a property where the roof has a solar panel. Harpenden Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Harpenden Building Society your lawyer must to check the Harpenden Building Society conveyancing instructions contained in the Part of CML Handbook for Harpenden Building Society . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Harpenden Building Society where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. Requirements for Scotland are due in the near future.
I am currently in the process of buying my council flat. I have a mortgage agreed with Harpenden Building Society. Conveyancing is not something I have any knowledge of. 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.
My offer was accepted on an apartment on the 17th February 2014, valuation was booked 2 days after, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Harpenden Building Society and chasing them on my offer I have now been told that my offer will not be issued unless the lawyer is on the Harpenden Building Society conveyancing panel. Are Harpenden Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Harpenden Building Society to deal with your lawyers application to be on the Harpenden Building Society conveyancing panel. There's no guarantee that your solicitors will be accepted.