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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.

Find an Approved Solicitor on the Harpenden Building Society Conveyancing Panel

Frequently asked questions relating to the Harpenden Building Society Conveyancing Panel

I instructed a solicitor to carry out on my house purchase 5 weeks ago having applied for a mortgage with Harpenden Building Society. The firm assured me that they are on Harpenden Building Society conveyancing panel and provided me their panel number. 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 conveyancing solicitor has informed me that he requires ID documents saying that this forms part of his legal duty as a solicitor on the Harpenden Building Society Conveyancing panel. Can this be correct?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Harpenden Building Society your lawyer also has to check ID documents to satisfy Harpenden Building Society
I see that you have a post code search directory listing firms on the Harpenden Building Society conveyancing panel. Do firms pay you a commission if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the Harpenden Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My lawyers in London have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with Harpenden Building Society. Is it case that being on the Harpenden Building Society conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Harpenden Building Society Conveyancing Panel Terms. It might be worth you contacting Harpenden Building Society directly.
My husband and I are in the process of viewing houses and now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a home loan 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 , make sure you remember to check that your lawyer is on the Harpenden Building Society conveyancing panel.
Planning on purchasing a flat with a mortgage with Harpenden Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Harpenden Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Harpenden Building Society conveyancing panel
I have instructed a lawyer having checked that they are on the Harpenden Building Society conveyancing panel. Does my lawyer arrange the survey of the property? Or I've digested plenty of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Harpenden Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Harpenden Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Harpenden Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Harpenden Building Society you could contact your them to see if they have a list of approved surveyors.