Frequently asked questions relating to the Handelsbanken Solicitor Panel from members of the public
My fiance and I are buying a 1 bedroom apartment in Newcastle with a mortgage from Handelsbanken. We have a solicitor but Handelsbanken says he's not on their "panel". It seems we have little choice but to instruct one of the Handelsbanken 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 Handelsbanken 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 Handelsbanken 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Handelsbanken
My conveyancer has requested from me identification documents stating that this forms part of his obligations as a conveyancer on the Handelsbanken Solicitor panel. Is this right?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that Handelsbanken also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with Handelsbanken CML Handbook requirements last updated on Handelsbanken
How do I search for a local solicitor on the Handelsbanken conveyancing panel? I have a car and am prepared to travel up to 10 miles to meet the lawyer.
You can use the find a conveyancing panel search 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 Handelsbanken solicitor panel.
My grandmother passed away six 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 have the title changed into my name whilst I re-mortgage to Handelsbanken , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Handelsbanken will insist on your using a conveyancer on the Handelsbanken 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 Handelsbanken 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 Handelsbanken mortgage is registered as a charge at the Land Registry.
Two weeks ago we had a mortgage agreed in principle with Handelsbanken. Solicitors have been chosen? What is the average time that one could expect to receive a mortgage offer from Handelsbanken?
Some lenders take longer than others. Have Handelsbanken done the valuation? Have you advised Handelsbanken as your lawyers details and checked that your lawyer is on the Handelsbanken conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
I have paid off my mortgage with Handelsbanken. I assume I don't need a solicitor on the Handelsbanken panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Handelsbanken 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 Handelsbanken mortgage from the register. Handelsbanken,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 Handelsbanken has sent the Land Registry the discharge electronically, and
the Handelsbanken has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Handelsbanken mortgage has been paid off.
After shopping around on the internet I have found a solicitor having checked that they are on the Handelsbanken 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 Handelsbanken conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Handelsbanken will need an independent valuation of the property. Your lawyer will not arrange this. Usually Handelsbanken 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 Handelsbanken you could contact your them to see if they have a list of approved surveyors.