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I instructed a law firm to carry out on my house purchase six weeks ago having applied for a mortgage with Harpenden Building Society. The solicitors confirmed to me that they are on Harpenden Building Society conveyancing panel and advised me their panel reference. Harpenden Building Society then told me that their panel number was dormant and would need to be reactivated. What do I do from here? Should I appoint a new solicitor currently on the approved panel for Harpenden Building Society?
You may be very frustrated with the lawyer but if it only go take a few more days they it may be worth waiting as, depending on how far progressed you are you may end up delaying the transaction by a number of weeks if you need to replace your solicitor You may wish to enlist the help of your broker to check with the Harpenden Building Society as to the time frame to get your lawyer reinstated on the panel once again.
My lawyer has informed me that he requires ID documents saying that this is part of his requirements as a solicitor on the Harpenden Building Society Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that Harpenden Building Society also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with Harpenden Building Society CML Handbook requirements last updated on Harpenden Building Society
Are there any apps to help search for a local solicitor on the Harpenden Building Society conveyancing panel? I have a car and am prepared to travel up to 10 kilometers to meet the conveyancer.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Harpenden Building Society solicitor panel.
I am buying a new build flat and getting a mortgage with Harpenden Building Society. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Harpenden Building Society conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Harpenden Building Society conveyancing panel in your location.
Do the majority of lenders operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Harpenden Building Society conveyancing panel requirements are different to Harpenden Building Society’s conveyancing panel criteria.
My fiance and I are at the point of viewing apartments and am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a home loan with Harpenden Building Society
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the estate agent. As you are getting a mortgage with Harpenden Building Society , ask your prospective lawyers check they are on the Harpenden Building Society conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my mortgage offer requires a lease extension . I have called Harpenden Building Society on numerous occasions and was told they are content with the situation and they would lend. My solicitor - who is on the Harpenden Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Harpenden Building Society. Unless your lawyer obtains specific confirmation in writing that Harpenden Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Harpenden Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.