Find an Approved Solicitor on the Harpenden Building Society
Q and A’s regarding the Harpenden Building Society Conveyancing Panel
Is there a reason why all UK lawyers are not on the Harpenden Building Society Solicitor panel?
Before the recession most lenders had an appetite for risk which was higher than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors that you are dealing with. Consequently, lenders have regularly sought more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of transactions. Many firms that have been excluded from lender panels have 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Harpenden Building Society will not agree to this. Why was Harpenden Building Society even consulted?
Your lawyer being on the Harpenden Building Society conveyancing panel is duty bound to inform Harpenden Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Harpenden Building Society then they would have to discontinue acting for you and Harpenden Building Society.
I have been searching for online conveyancing estimates. Can I be confident that all the law firms that are listed on your directory are on the Harpenden Building Society conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the Harpenden Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Harpenden Building Society panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Harpenden Building Society conveyancing panel is not accurate.
The firm that I appointed last week on my purchase in London has suddenly closed. I chose them because I had to have a lawyer on the Harpenden Building Society conveyancing panel and my previous lawyer was not. I gave them a cheque for £150 in advance. What do I do now?
If you have an estate agent involved 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 should 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 solicitors should be in a position to help
I have decided to exercise my right to buy my property off the council. I have a mortgage offer 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.
Completion of my remortgage has taken place with a mortgage from Harpenden Building Society. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about Harpenden Building Society. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the Harpenden Building Society branches or the Customer Services Department at Harpenden Building Society head office. We understand that complaints to Harpenden Building Society are resolved effectively and efficiently. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Can I register a complaint to Harpenden Building Society about the lawyers being on the Harpenden Building Society conveyancing panel?
Complaining to Harpenden Building Society about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.