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National Counties Building Society Conveyancing Panel : Questions and Answers
My fiance and I are purchasing a 1 bedroom flat in Leeds with a mortgage from National Counties Building Society. We would like to retain our solicitor but National Counties Building Society says she’s not on their "panel". We have to appoint one of the National Counties Building Society panel firms or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that National Counties Building Society use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the National Counties 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 National Counties Building Society
Please help. My lawyer is assuring me that he has to order a Local Authority search stemming from the fact that the firm are on the National Counties Building Society conveyancing panel. Is my lawyer correct?
You have limited options available to you. As you are taking a mortgage with National Counties 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 National Counties Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated National Counties Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the National Counties Building Society conveyancing panel. My lawyer has said that they are on the National Counties Building Society approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the National Counties Building Society conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the National Counties Building Society solicitor panel.
My aunt passed away six months ago and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to National Counties Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then National Counties Building Society will insist on your using a conveyancer on the National Counties Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your National Counties Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the National Counties Building Society mortgage is registered as a charge at the Land Registry.
Last month we had a mortgage agreed in principle with National Counties Building Society. Solicitors have been instructed? What is the average time that one could expect to receive a mortgage offer from National Counties Building Society?
There is no definitive answer here. Have National Counties Building Society done the survey? Have you advised National Counties Building Society as your lawyers details and checked that your lawyer is on the National Counties Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
What are the common reasons for a lender such as National Counties Building Society to withdraw a mortgage offer?
Lenders such as National Counties Building Society can revoke their mortgage offer although this rarely happens. should National Counties Building Society withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are 5 examples:
- Where information comes to National Counties Building Society ‘s attention regarding the customers or the security that they were not aware of prior to offer that affects their original decision to lend
- If the financial circumstances of the borrower have changed to the detriment and the National Counties Building Society has been notified
- If the borrower informs National Counties Building Society of a change in the loan amount agreed
- Where the purchase price and borrowers direct contribution differ to details on the mortgage application form completed by the borrower
- If the solicitor on the National Counties Building Society conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with National Counties Building Society ‘s instructions
I recently had an offer accepted on a house. My financial adviser pressured me to appoint their lawyers I paid an upfront payment of 200. Soon after the conveyancers contacted me sheepishly admitting that they were not on the National Counties Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the National Counties Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.