NRAM Ltd Conveyancing Panel : Questions and Answers from members of the public
Is the fact that my conveyancer is not identified on the NRAM Ltd Conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. 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 top 3 reasons are as follows: (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 NRAM Ltd.
I am due to move into my new home next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as he informs me that he is duty bound to validate that it is in order for NRAM Ltd. What risks do NRAM Ltd expect the insurance to cover?
All property lawyers on the NRAM Ltd conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in NRAM Ltd’s Part 2 requirements of the CML Handbook (last updated on NRAM Ltd). Being on the NRAM Ltd conveyancing panel your lawyer is expect to follow these instructions.
I am planning to acquire a house and require a conveyancing solicitor in Manchester who is on the NRAM Ltd conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for NRAM Ltd . We don’t recommend any particular firm.
I am selling my house. Does my solicitor have to be on the NRAM Ltd conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the NRAM Ltd 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.
Do most banks operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the NRAM Ltd conveyancing panel requirements are different to NRAM Ltd’s conveyancing panel criteria.
We are getting a further advance on our mortgage from NRAM Ltd as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the NRAM Ltd conveyancing panel to deal with the paperwork?
NRAM Ltd do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the NRAM Ltd panel
I am due to exchange contracts on my apartment. I had a double glazing fitted in month 7 but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, NRAM Ltd are being pedantic. The solicitor who is on the NRAM Ltd conveyancing panel is saying indemnity insurance will be fine but NRAM Ltd are requiring a building regulation certificate. Why do NRAM Ltd have a conveyancing panel of they don’t accept advice from them?
It is probably the case that NRAM Ltd have referred the matter to their valuer. The reason why NRAM Ltd 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.
