NRAM Ltd Solicitor Panel Example Support Desk Enquires from members of the public
The solicitor my fiance and I had intended to instruct on a remortgage said he would charge more if my lender is due to their unusual legal requirements. Will I regret using NRAM Ltd? Any comments will be appreciated
NRAM Ltd conveyancing requirements for their panel are no better or no more complicated than most lenders.
It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender.
It is not clear if your lawyer is on the NRAM Ltd conveyancing panel. If they are not, this does add further risk of delay as NRAM Ltd will appoint their own solicitors to look after their interest.
We are nearing an exchange and my mum and dad 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 make a notification to my lender NRAM Ltd. Apparently, being on the NRAM Ltd conveyancing panel and acting on their behalf he must inform NRAM Ltd if the balance of the mortgage advance is coming from anyone other than me. I advised 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 NRAM Ltd 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 NRAM Ltd if you agree, failing which, your lawyer must cease to continue acting.
Whilst your website is a good idea there are many lawyers listed near Coventry on the NRAM Ltd conveyancing panel. Can you recommend a specific firm on the conveyancing panel for NRAM Ltd ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
I was due to complete on my flat yesterday. My lawyer’s firm is on the NRAM Ltd solicitors panel but has moved offices 8 weeks ago and had not advised NRAM Ltd of their new address. NRAM Ltd has locked down the release of mortgage funds as the information from the solicitors isn't correct.
This is as unusual as it is unlucky. 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 NRAM Ltd branch or your mortgage broker to see if they can assist.
I had instructed online solicitors based in Bristol who are on the NRAM Ltd solicitor panel. They have just invoiced me a separate fee of £135 for the legal aspects of the NRAM Ltd mortgage. Is this an additional conveyancing fee set by NRAM Ltd?
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 NRAM Ltd but by your lawyers. Some firms on the NRAM Ltd will charge an ‘acting for lender’ fee and others do not.
My brother and I have had an offer accepted on a flat I spoke to a lawyer previously used by my uncle and he suggested retaining a solicitor approved by NRAM Ltd. The estate agent recommended two local firms so I asked NRAM Ltd if the 2 suggested solicitors are approved, which they are not. NRAM Ltd pointed out that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of NRAM Ltd 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of NRAM Ltd to suggest a law firm in your location. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the NRAM Ltd conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto NRAM Ltd conveyancing panel as it may only take about 2-3 weeks. As long as they meet NRAM Ltd’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
My ex -wife’s name is on the NRAM Ltd 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 NRAM Ltd mortgage in order to sell?
In terms of the NRAM Ltd 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 NRAM Ltd 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.