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Ready to buy a new home? Failing to check that a lawyer is on the N&P BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Norwich and Peterborough Building Society Conveyancing Panel? How can my firm be reinstated onto the Norwich and Peterborough Building Society Conveyancing Panel?Find an Approved Solicitor on the Norwich and Peterborough Building Society Conveyancing Panel
Norwich and Peterborough Building Society Solicitor Panel Recently Asked Questions
For what reasons could a firm of solicitors be removed from the Norwich and Peterborough Building Society approved conveyancing panel?
According to a recent survey report by the solicitors regulator three quarters of solicitor practices had been excluded from a lender panel. The top reasons in order are :
- Low volume of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Norwich and Peterborough Building Society
Please help. My lawyer is informing me me that he is legally obliged to apply for a Local Authority search because the firm are on the Norwich and Peterborough Building Society solicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with Norwich and Peterborough 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 Norwich and Peterborough Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Norwich and Peterborough Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
How do I find a local solicitor on the Norwich and Peterborough Building Society conveyancing panel? I have a car and am prepared to travel up to 20 miles to meet the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the Norwich and Peterborough Building Society solicitor panel.
My aunt passed away 10 months ago and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Norwich and Peterborough Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Norwich and Peterborough Building Society will insist on your using a conveyancer on the Norwich and Peterborough 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 Norwich and Peterborough 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 Norwich and Peterborough Building Society mortgage is registered as a charge at the Land Registry.
I recently had an offer accepted on an apartment. My financial adviser suggested a solicitor I paid an upfront payment of 225. Soon after the conveyancers contacted me to say that they were not on the Norwich and Peterborough 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 Norwich and Peterborough 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.
After shopping around on the internet I have found a solicitor having made sure that they are on the Norwich and Peterborough Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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Having digested plenty of house buying,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Norwich and Peterborough Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Norwich and Peterborough Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Norwich and Peterborough 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.
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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 Norwich and Peterborough Building Society you could contact your them to see if they have a list of approved surveyors.
My ex -wife’s name is on the Norwich and Peterborough Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Norwich and Peterborough Building Society mortgage in order to sell?
As regards the Norwich and Peterborough Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Norwich and Peterborough Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.