Harpenden Building Society Solicitor Panel Sample Enquires to our Call Center from members of the public
My husband and I are hoping to buy a 2 bedroom apartment in Leeds with a mortgage from Harpenden Building Society. We have a lawyer but Harpenden Building Society says he's not on their "panel". We have to appoint one of the Harpenden Building Society panel solicitors or keep our solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
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 Harpenden Building Society 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 Harpenden Building Society
Our nephew is purchasing a new build apartment with a home loan from Harpenden Building Society. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Harpenden Building Society conveyancing panel as a standard part of the process, and to the surveyor when requested.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Harpenden Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I see that you have a search directory identifying firms on the Harpenden Building Society conveyancing panel. Do firms pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Harpenden Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
I am selling my house. Does my solicitor have to be on the Harpenden Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Harpenden Building Society conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I previously instructed online conveyancers based in Cardiff who are on the Harpenden Building Society solicitor panel. They are now charging me a separate fee of £150 for dealing with the Harpenden Building Society mortgage. Is this a supplemental conveyancing fee set by Harpenden Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Harpenden Building Society but by your lawyers. Some firms on the Harpenden Building Society will charge an ‘acting for lender’ fee and others do not.
Last month we had a mortgage agreed in principle with Harpenden Building Society. Solicitors have been appointed? How long does it take for Harpenden Building Society to send the offer to our conveyancer
Some lenders take longer than others. Have Harpenden Building Society completed the valuation? Have you advised Harpenden Building Society as your lawyers details and checked that your lawyer is on the Harpenden Building Society conveyancing panel? sometimes it can take as long as six weeks for a mortgage offer to be issued
I can not work out if my mortgage offer requires a lease extension . I have called into my local branch Harpenden Building Society on various occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Harpenden Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the Harpenden Building Society panel she or he must comply with the CML Handbook requirements for Harpenden Building Society. Unless your lawyer obtains specific confirmation in writing that Harpenden Building Society will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask Harpenden Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.