FAQs for the Harpenden Building Society Conveyancing Panel from members of the public
I have been advised by my broker that I have to pay Harpenden Building Society fees should I instruct my family lawyer. How efficient are the Harpenden Building Society conveyancing panel solicitors? I'm happy to use any solicitor in the country TBH provided that they are good and reasonably priced. Would you recommend a specific law firm on the Harpenden Building Society panel?
Harpenden Building Society’s conveyancing panel is substantial so your best bet is just to check with the firms you are getting quotes from that they are on the panel. You can search by postcode on the search tool on this site to find solicitors that Harpenden Building Society will allow to act for them.
I am purchasing a newly constructed duplex and my solicitor is telling me that she is duty bound to disclose incentives from the seller as her practice is on the Harpenden Building Society conveyancing panel. I am nearing the developer’s deadline to sign contracts and I dont want to delay the conveyancing. Can I insist on an exchange regardless of what my lawyer says about being on the Harpenden Building Society panel?
You should not exchange unless you have advised to do so by your lawyer. A precondition to being on the Harpenden Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Harpenden Building Society). The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do all the firms listed on your search have online case tracking as I was under the impression that this was a precondition of being on the Harpenden Building Society solicitor panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am considering applying for a Harpenden Building Society mortgage for purchase of a new build (under development) with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Harpenden Building Society?
In theory, you could use a solicitor that is not on Harpenden Building Society conveyancing panel, but Harpenden Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Are all Conveyancing Quality Solicitors on the Harpenden Building Society conveyancing panel?
It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed with Harpenden Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Harpenden Building Society you will need to appoint a solicitor on the Harpenden Building Society conveyancing panel.
At last I have had an offer on an apartment accepted, the seller does however have a dependent purchase. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties booked. My conveyancing solicitor has been instructed. What do I do now? When should I get the mortgage app going with Harpenden Building Society?
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 Harpenden Building Society 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 Harpenden Building Society and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
