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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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Harpenden Building Society Solicitor Panel Recently Asked Questions
My husband and I are buying a 2 bedroom flat in Newcastle with a mortgage from Harpenden Building Society. We like our lawyer but Harpenden Building Society says he's not on their "panel". It seems we have little choice but to instruct one of the Harpenden Building Society panel solicitors or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the Harpenden Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Harpenden Building Society
We are getting closer to an exchange and my mum and dad having sent the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender Harpenden Building Society. I am advised that, being on the Harpenden Building Society conveyancing panel and acting on their behalf he must inform Harpenden Building Society if the balance of the mortgage advance is coming from anyone other than me. I disclosed to the bank about my parent’s contribution when I applied for the home loan so is it really necessary for him to raise this?
Your lawyer is obliged to check with Harpenden Building Society to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Harpenden Building Society if you agree, failing which, your lawyer must cease to continue acting.
Whilst your website is a good idea there are many lawyers listed near Leeds on the Harpenden Building Society conveyancing panel. Can you recommend a specific firm on the conveyancing panel for Harpenden Building Society ?
We are not in the business of recommending one firm above another as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
What happens if my solicitor is suspended from the Harpenden Building Society Conveyancing panel in advance of the moving date as agreed at exchange of contracts?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to mortgage companies such as Harpenden Building Society do solicitors have to be pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Harpenden Building Society. I assume I don't need a solicitor on the Harpenden Building Society panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Harpenden Building Society mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Harpenden Building Society mortgage from the register. Harpenden Building Society,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the Harpenden Building Society has sent the Land Registry the discharge electronically, and the Harpenden Building Society has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Harpenden Building Society mortgage has been paid off.
I am selling my apartment. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Harpenden Building Society are being a right pain. The solicitor who is on the Harpenden Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Harpenden Building Society are insisting on a building regulation certificate. Why do Harpenden Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Harpenden Building Society have referred the matter to their valuer. The reason why Harpenden Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.