Harpenden Building Society Solicitor Panel Sample Enquires to our Call Center
from members of the public
On what basis would a law firm be excluded from the Harpenden Building Society solicitor panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of law firms had been excluded from a lender panel. The most common reasons in order are :
- Low volume of transactions
- the lawyer is a sole practitioner
- as part of the HSBC panel reduction
- regulatory contact by SRA
- accidental removal. We are not aware of the specific or common criteria for removal by Harpenden Building Society
Please help. My conveyancer is advising me that he has to apply for a Local Authority search stemming from the fact that the firm are on the Harpenden Building Society solicitor panel. The searches cost a lot of money. Can this be avoided?
You have limited options available to you. Given that you are taking out a loan with Harpenden Building Society your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Harpenden Building Society’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Harpenden Building Society. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
Do all the firms listed on your search have online case tracking as I understood that this was a condition of being on the Harpenden Building Society conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
My house is up for sale and I have a buyer. Does my solicitor have to be on the Harpenden Building Society conveyancing panel in order to deal with redeeming 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 solicitors based in Cardiff who are on the Harpenden Building Society solicitor panel. They are now charging me a separate fee of £195 for dealing with the Harpenden Building Society mortgage. Is this a supplemental conveyancing fee specified 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.
Completion of my remortgage has taken place with a loan from Harpenden Building Society. Conveyancing was of an acceptable standard but I would like to complain about Harpenden Building Society. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the Harpenden Building Society branches or the Customer Care Department at Harpenden Building Society head office. We understand that complaints to Harpenden Building Society are resolved very quickly. If you feel that the matter is not resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Intending to buy 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 Building Society 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