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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.
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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
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A conveyancer my fiance and I wanted to use for conveyancing on a purchase said he will levy higher legal fees if my lender is due to their difficult processes! Will I regret using Harpenden Building Society? Any comments will be appreciated
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.
can you help? My lawyer is informing me me that she is duty-bound to order a Local Authority search because the firm are on the Harpenden Building Society approved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. 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.
I have been Googling for online conveyancing estimates. Can I be sure that all the firms that are listed on your directory are on the Harpenden Building Society conveyancing panel?
The law firms on our directory have advised us 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 incorrect.
I am considering mortgaging my home does my lawyer need to be on the Harpenden Building Society Conveyancing panel?
In theory, you could use a solicitor that is not on Harpenden Building Society conveyancing panel, but Harpenden Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
We have agreed to purchase a house.One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Harpenden Building Society be concerned
Given that you are obtaining a mortgage with 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.
My fiance and I are in the process of looking at flats and am about to put in an offer. Should I already have a conveyancer appointed at this stage? I will be getting a mortgage with Harpenden Building Society
It would be sensible to have your start your search soon rather than later. 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.
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?
As regards 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.