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The solicitor my husband and I had intended to instruct on a remortgage said she will levy higher legal fees if my mortgage is with Market Harborough Building Society because of their difficult processes! Am I likely to be frustrated using Market Harborough Building Society? Any comments will be appreciated
Market Harborough 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 Market Harborough Building Society conveyancing panel. If they are not, this does add further risk of delay as Market Harborough Building Society will appoint their own solicitors to look after their interest.
Please assist. My lawyer is not to blame but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Market Harborough Building Society was dated random date and we have agreed a date for me to move into the property on 6 months + 3. My solicitor says that as she is on the Market Harborough Building Society conveyancing panel she needs to reorder the searches as they are now out of date.
One of the many conditions to being on the Market Harborough Building Society approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Market Harborough Building Society)which specifies that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Market Harborough Building Society.
Whilst your website is a good idea there are many lawyers listed near Newcastle on the Market Harborough Building Society conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for Market Harborough 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 lawyer’s firm is removed from the Market Harborough Building Society Solicitor panel in advance of the completion date?
First, this is very unlikely to happen. 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 at a cost.
When it comes to lenders such as Market Harborough Building Society do solicitors have to be pay a fee to be on the list of approved solicitors?
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 Market Harborough Building Society. I assume I don't need a solicitor on the Market Harborough Building Society panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Market Harborough 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 Market Harborough Building Society mortgage from the register. Market Harborough 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 Market Harborough Building Society has sent the Land Registry the discharge electronically, and
the Market Harborough Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Market Harborough Building Society mortgage has been paid off.
Can I register a complaint to Market Harborough Building Society about the lawyers being on the Market Harborough Building Society conveyancing panel?
Complaining to Market Harborough Building Society about their conveyancing panel is unlikely to yield much of a response. Every solicitor firm and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is properly dealt with by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
Transfer of Equity for Market Harborough Building Society
Please note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors