Find an Approved Solicitor on the NRAM Ltd
Examples of recent questions relating to the NRAM Ltd Solicitor Panel
My lawyer is not on the NRAM Ltd Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are not on the NRAM Ltd approved list?
You will need to have a conveyancer complete the legal work required when you take out a NRAM Ltd mortgage to buy your property. They’ll carry out all the necessary legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You can instruct a conveyancing firm of your choice. However, if the firm selected is not a member of the NRAM Ltd conveyancing panel additional costs will be incurred as separate legal representation will be required by NRAM Ltd. Conveyancing panel applications can be submitted, so if your conveyancer has not previously applied for membership they can do so.
My lawyer has uncovered an inconsistency between the assumptions in NRAM Ltd’s home valuation report and what is revealed within the conveyancing documents. My solicitor has advised that as he is on the NRAM Ltd conveyancing panel he needs to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance legitimate?
A precondition to being on the NRAM Ltd approved panel is to comply with the CML Handbook requirements (last updated for this lender on NRAM Ltd) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Whilst your website is a good idea there are many lawyers listed near Middlesbrough on the NRAM Ltd conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the NRAM Ltd approved panel?
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..
My house is up for sale and I have a buyer. Does my solicitor have to be on the NRAM Ltd conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the NRAM Ltd conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
How can we tell if a solicitor on the NRAM Ltd panel is any good?
seeking recommendations is a good start. 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 solicitor carrying out your transaction
I have a mortgage with NRAM Ltd. My grandfather retired last week and wants to pay off the mortgage left on the property. After NRAM Ltd is paid, I want to transfer the property to my mother's name; How long will it roughly take? Do we need two separate solicitors on the NRAM Ltd conveyancing panel? I do not intend to live at the property once the NRAM Ltd mortgage is discharged.
Although you do need to retain the services of a lawyer they dont
need to be on the NRAM Ltd panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
Can I register a complaint to NRAM Ltd about the lawyers being on the NRAM Ltd conveyancing panel?
Complaining to NRAM Ltd 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 addressed 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.