Q and A’s regarding the Market Harborough Building Society Solicitor Panel from members of the public
Is the fact that my solicitor is not identified on the Market Harborough Building Society Conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Market Harborough Building Society.
Please assist. My lawyer is not to blame but, my purchase conveyancing has been going on for months. The Local Authority Search from Market Harborough Building Society was dated random date and we have agreed a date for me to move into the property on 6 months + 3. My solicitor has advised that as she is on the Market Harborough Building Society conveyancing panel she needs to reorder the searches as they are no longer valid.
One of the many conditions to being on the Market Harborough Building Society approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on Market Harborough Building Society)which specifies that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Market Harborough Building Society.
How up to date is your database of lawyers on the Market Harborough Building Society conveyancing panel? Do Market Harborough Building Society send you an updated list?
The law firm practices themselves provide us confirmation that they are on the Market Harborough Building Society conveyancing panel as opposed to being supplied with a list from Market Harborough Building Society directly.
I am selling my house. Does my solicitor have to be on the Market Harborough Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Market Harborough 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.
Hi, thinking about buying a house off my mate. Once we agree a price, what’s the best way to move forward? I hope to get a mortgage with Market Harborough Building Society. Is it possible to avoid using solicitors to save us both money? My dad reckons back in the day he did a lot of it himself, just went into the land registry office and providing them with the info they needed himself
If you are getting a mortgage with Market Harborough Building Society involved you will need to appoint a solicitor on the Market Harborough Building Society conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Market Harborough Building Society. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Market Harborough Building Society conveyancing panel.
Intending to buy a house with a mortgage with Market Harborough 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 Market Harborough 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 Market Harborough Building Society conveyancing panel
After shopping around on the internet I have found a solicitor having checked that they are on the Market Harborough Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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Having digested plenty 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 Market Harborough Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Market Harborough Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Market Harborough 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.
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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 Market Harborough Building Society you could contact your them to see if they have a list of approved surveyors.