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Ready to buy a new home? Failing to check that a lawyer is on the NRAM list of approved solicitors can put your transaction at risk of delay or failure.
Find an Approved Solicitor on the NRAM Ltd Conveyancing Panel
NRAM Ltd Solicitor Panel Example Support Desk Enquires
I need to swap lawyers as my lawyer is not on the NRAM Ltd panel of conveyancing solicitors. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
My fiance and I changing mortgage lender for our penthouse with NRAM Ltd. We have a son 18 who lives with us. The solicitor on the NRAM Ltd conveyancing panel requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the NRAM Ltd conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your NRAM Ltd conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to NRAM Ltd .This is solely used to protect the NRAM Ltd if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of NRAM Ltd had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I require the services of a NRAM Ltd panel solicitor in Belfast. Could you help me?
Unfortunately it’s not apparent why you need a NRAM Ltd panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to NRAM Ltd to find out which solicitors in NRAM Ltd are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
My uncle passed away six months ago and as sole heir and executor was left the property. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to NRAM Ltd , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then NRAM Ltd will insist on your using a conveyancer on the NRAM Ltd 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 NRAM Ltd 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 NRAM Ltd mortgage is registered as a charge at the Land Registry.
I had instructed online conveyancers located in Manchester who are on the NRAM Ltd solicitor panel. They have just invoiced me a separate fee of £150 for dealing with the NRAM Ltd mortgage. Is this a supplemental conveyancing fee set by NRAM Ltd?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by NRAM Ltd but by your lawyers. Some firms on the NRAM Ltd will charge an ‘acting for lender’ fee and others do not.
My existing mortgage is with NRAM Ltd. My godfather has just retired 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.
You
will need a solicitor but they need not be on the NRAM Ltd conveyancing 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. As the property is your main residence you need
not pay CGT but you should speak with your accountants in any event.
At last I have had an offer on an apartment accepted, but there is a chain. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties in the pipeline. My conveyancing solicitor has been instructed. What do I do now? At what point should I appy for the mortgage with NRAM Ltd?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the NRAM Ltd conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with NRAM Ltd and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.