Examples of recent questions relating to the Harpenden Building Society Solicitor Panel from members of the public
I am progressing with the sale of my apartment and the EA has just e-mailed to warn that the buyers are changing their law firm. The excuse is that Harpenden Building Society will only engage with solicitors on their approved list. On what basis would a big named lender only deal with certain lawyers?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, 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 as the reason 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 hearing daily from firms 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.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Harpenden Building Society will not agree to this. Why was Harpenden Building Society even consulted?
Your lawyer being on the Harpenden Building Society conveyancing panel is duty bound to inform Harpenden Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Harpenden Building Society then they would have to discontinue acting for you and Harpenden Building Society.
Is it necessary during the course of the conveyancing process to visit the offices of the Harpenden Building Society conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Bristol
so that I can attend their offices when needed.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Bristol
.
We're in Wales, FTBs buying with a mortgage (lender is Harpenden Building Society , but our solicitor is on the Harpenden Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Harpenden Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
My fiance and I are in the throws of viewing apartments and now considering a potential offer. Should I already have a conveyancer appointed at this stage? I I am planning to take a mortgage with Harpenden Building Society
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the EA. As you are getting a mortgage with Harpenden Building Society , make sure you remember to check that your lawyer is on the Harpenden Building Society conveyancing panel.
After shopping around on the internet I have found a solicitor having checked that they are on the Harpenden Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Or
Having read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Harpenden Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Harpenden Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Harpenden Building Society 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.
or
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 Harpenden Building Society you could contact your them to see if they have a list of approved surveyors.
Harpenden Building Society 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 Harpenden Building Society or your broker and complete any relevant paperwork. Harpenden Building Society will tell you what documents they want. Harpenden Building Society 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. Harpenden Building Society 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.