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FAQs : The Harpenden Building Society Conveyancing Panel

The lawyer I wanted to use for conveyancing on a purchase said she will levy higher legal fees if my lender is because of their unusual legal requirements. Am I likely to be frustrated using Harpenden Building Society? Is Harpenden Building Society conveyancing so much more difficult?
Harpenden Building Society conveyancing requirements for their panel are no better or no more complicated than most lenders. It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender. It is not clear if your lawyer is on the Harpenden Building Society conveyancing panel. If they are not, this does add further risk of delay as Harpenden Building Society will appoint their own solicitors to look after their interest.
I do hope you can help me. My lawyer is advising me that he is legally obliged to conduct a Local Authority search stemming from the fact that 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. Given that you are taking out a loan 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.
Do all the licensed conveyancers and solicitor practices listed on your directory have online case tracking as I was under the impression that this was a precondition of being on the Harpenden Building Society conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am trying to get my former partner removed the mortgage deeds. Can Harpenden Building Society really tell me which solicitor I can or can not retain?
You can use any solicitor you like but Harpenden Building Society then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Harpenden Building Society solicitors panel
We expect to receive a DIP from Harpenden Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc).Do the Harpenden Building Society recommend a solicitor on the Harpenden Building Society conveyancing panel, or is it better to find our own lawyer
You will need to appoint solicitors independently although you'll need to choose one on the Harpenden Building Society conveyancing panel. The solicitor represents both you and the Harpenden Building Society through the process.
I have a mortgage with Harpenden Building Society. My godfather retired last week and wants to pay off the mortgage left on the property. After Harpenden Building Society is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the Harpenden Building Society conveyancing panel? I do not intend to live at the property once the Harpenden Building Society mortgage is discharged.
You will need a solicitor but they need not be on the Harpenden Building Society conveyancing panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. As the property is your main residence you need not pay CGT but you should speak with your accountants in any event.
My ex -wife’s name is on the Harpenden Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Harpenden Building Society mortgage in order to sell?
In terms of the Harpenden Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Harpenden Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.