Frequently asked questions relating to the NRAM Ltd Conveyancing Panel from members of the public
My financial adviser has informed me that I have to pay NRAM Ltd fees if I use my own solicitor. How efficient are the NRAM Ltd conveyancing panel solicitors? I'm happy to use any solicitor in the country TBH as long as they're good and reasonably priced. Are there any NRAM Ltd conveyancers you'd recommend?
NRAM Ltd’s conveyancing panel is substantial so it would be advisable to check with the firms you are getting quotes from whether they are on it. You can search by postcode on the search tool on this site to find solicitors that NRAM Ltd will allow to act for them.
Expecting to complete my purchase next Thursday. 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 does the insurance need 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.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the NRAM Ltd conveyancing panel. My lawyer has said that they are on the NRAM Ltd approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the NRAM Ltd conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the NRAM Ltd solicitor panel.
My lawyers in Newcastle have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with NRAM Ltd. Is it case that being on the NRAM Ltd conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the NRAM Ltd Conveyancing Panel Terms. It might be worth you contacting NRAM Ltd directly.
Hi, thinking about buying a house off my mate. Assuming we can agree a figure, what’s the best way to move forward? I hope to get a mortgage with NRAM Ltd. Is it possible to avoid using solicitors to save on the costs? My father said that years ago it was possible to take the documents into the local Land Registry office and they did the rest
If you are getting a mortgage with NRAM Ltd involved you will need to appoint a solicitor on the NRAM Ltd 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 NRAM Ltd. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the NRAM Ltd conveyancing panel.
After shopping around on the internet I have found a solicitor having made sure that they are on the NRAM Ltd conveyancing panel. Does my lawyer arrange the survey of the property?
Or
I've read lots of mortgage guides,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 NRAM Ltd conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
NRAM Ltd will need an independent valuation of the property. Your lawyer will not arrange this. Usually NRAM Ltd 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.
or
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 NRAM Ltd you could contact your them to see if they have a list of approved surveyors.
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.
