Find an Approved Solicitor on the Harpenden Building Society
Harpenden Building Society Conveyancing Panel Recently Asked Questions
I am in the process of selling my apartment and the estate agent has just called to say that the buyers are appointing a new property lawyer. I am told that this is due to the fact that Harpenden Building Society will only deal with property lawyers on their approved list. On what basis would a big named lender only work with certain lawyers?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Our conveyancer has uncovered a defect with the lease for the apartment we are purchasing. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that as he is on the Harpenden Building Society conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or Harpenden Building Society?
Just because you have a mortgage offer from Harpenden Building Society does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and Harpenden Building Society are the client. These conveyancing instructions have to be complied with by the Harpenden Building Society conveyancing panel who has to balance acting for you and Harpenden Building Society
Whilst your website is a good idea there are many lawyers listed near Middlesbrough 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. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I am considering applying for a Harpenden Building Society mortgage for purchase of a new build (under development) with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Harpenden Building Society?
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 conveyancing matter.
How can we tell if a solicitor on the Harpenden Building Society panel is any good?
Getting recommendations is a good starting point. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed with Harpenden Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Harpenden Building Society you will need to appoint a solicitor on the Harpenden Building Society conveyancing panel.
Intending to buy 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