Examples of recent questions relating to the National Counties Building Society Solicitor Panel from members of the public
My IFA has says he needs my law firm’s panel member for the National Counties Building Society conveyancing panel. What is the best way to find this out. I have contacted my local National Counties Building Society branch but they have not got back to me yet.
You are best placed to get this information from your conveyancing lawyer. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for National Counties Building Society.
We are approaching an exchange and my parents having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my lender National Counties Building Society. I am advised that, being on the National Counties Building Society conveyancing panel and acting on their behalf he must inform National Counties Building Society if the balance of the mortgage advance is not just from me. I informed the bank about my parent’s contribution when I applied for the home loan so is it really necessary for this now to be an issue?
Your lawyer is obliged to check with National Counties 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 National Counties Building Society if you agree, failing which, your lawyer must cease to continue acting.
I require the services of a National Counties Building Society panel solicitor in Stirling. Could you help me?
Unfortunately it’s not apparent why you need a National Counties Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to National Counties Building Society to find out which solicitors in National Counties Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site
My grandmother passed away six months ago and as sole heir and executor was left the property. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to National Counties Building Society , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then National Counties Building Society will insist on your using a conveyancer on the National Counties Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your National Counties Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the National Counties Building Society mortgage is registered as a charge at the Land Registry.
Do conveyancing lawyers on the National Counties Building Society conveyancing panel work on a no move no charge basis?
There is generally no requirements by lenders for their firms to operate on a no-sale-no-fee basis. There a small number of lenders who operate a very restricted conveyancing panel managed by a third party company (often termed in the industry as a ‘gatekeeper’). That third party may impose certain conditions such as non-sale-no fee on the panel firms. If you require this as a condition of your conveyancing then you should check with the conveyancing firm that this is part of their service
I am selling my flat. I had a double glazing fitted in month 6 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, National Counties Building Society are being problematic. The solicitor who is on the National Counties Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but National Counties Building Society are requiring a building regulation certificate. Why do National Counties Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that National Counties Building Society have referred the matter to their valuer. The reason why National Counties 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.
My ex -wife’s name is on the National Counties Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the National Counties Building Society mortgage in order to sell?
In terms of the National Counties Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of National Counties Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.