Common questions asked concerning the Handelsbanken Conveyancing Panel from members of the public
I am progressing with the sale of my apartment and the EA has just called to advise that the buyers are appointing a new law firm. The excuse is that Handelsbanken will only engage with property lawyers on their approved list. Why would a big named lender only deal with specific law firms?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Our conveyancer has uncovered a defect with the lease for the flat we are buying. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that as he is on the Handelsbanken conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or Handelsbanken?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Handelsbanken are the client. A precondition to being on the Handelsbanken approved panel is to comply with the CML Handbook requirements (last updated for this lender on Handelsbanken). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Handelsbanken can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . 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.
I am buying a property and need a conveyancing solicitor in Liverpool who is on the Handelsbanken solicitor. Could you point me in the right direction as regards a solicitor?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Handelsbanken . We don’t recommend any particular firm.
My aunt passed away 10 months ago and as sole heir and executor was left the property. The house had a relatively small loan left on it of around £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.
Can you point me to a directory of Handelsbanken panel solicitors on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings available online.
I have not been happy with the level or service received from my lawyer. Is there a Handelsbanken conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Handelsbanken 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.
Handelsbanken have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Handelsbanken or your broker and complete any relevant paperwork. Handelsbanken will tell you what documents they want. Handelsbanken will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Handelsbanken will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.
