Harpenden Building Society Solicitor Panel Recently Asked Questions from members of the public
I am in the process of selling my apartment and the EA has just called to advise that the buyers are appointing a new solicitor. I am told that this is due to the fact that Harpenden Building Society will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with certain solicitors?
Lenders have always had an approved set 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.
Banks blame a rise 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.
We are getting closer to an exchange and my parents having sent the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Harpenden Building Society. I am advised that, being on the Harpenden Building Society conveyancing panel and acting on their behalf he must inform Harpenden Building Society if the balance of the mortgage advance is coming from anyone other than me. I informed the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with Harpenden Building Society to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Harpenden Building Society if you agree, failing which, your lawyer must cease to continue acting.
Is it necessary during the course of the conveyancing process to visit the offices of the Harpenden Building Society conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Leeds
so that I can pop in to their offices if necessary.
As opposed to ten 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 Leeds
.
I was expecting to move into my first house two days ago. My lawyer’s firm is on the Harpenden Building Society conveyancing panel but has changed address in the past couple of months and had not informed Harpenden Building Society of their new address. Harpenden Building Society has locked down the release of mortgage funds until such time as their systems are up to date with the correct details.
This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local Harpenden Building Society branch or your mortgage broker to see if they can assist.
I am currently in the process of buying my council flat. I have a mortgage agreed with Harpenden Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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.
I am selling my apartment. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Harpenden Building Society are being a right pain. The solicitor who is on the Harpenden Building Society conveyancing panel is saying indemnity insurance will be fine but Harpenden Building Society are insisting on a building regulation certificate. Why do Harpenden Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that Harpenden Building Society have referred the matter to their valuer. The reason why Harpenden Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a house with a mortgage with Harpenden Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Harpenden Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Harpenden Building Society conveyancing panel