NRAM Ltd Conveyancing Panel Recently Asked Questions from members of the public
My Conveyancer has never been on on the NRAM Ltd Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the NRAM Ltd panel of approved conveyancing solicitors?
The most common options here are as follows:
- Complete the purchase with your existing solicitors but NRAM Ltd will need to instruct a lawyer on the NRAM Ltd conveyancing panel. This will result in additional cost and potential delay.
- Get a new solicitor to act in the purchase, obviously checking they are on the NRAM Ltd conveyancing panel.
- Convince your lawyer to do everything within their powers to join the NRAM Ltd conveyancing panel
can you help? My solicitor is assuring me that he is legally obliged to apply for a Local Authority search as the firm are on the NRAM Ltd conveyancing panel. The searches cost a lot of money. Can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with NRAM Ltd your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of NRAM Ltd’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated NRAM Ltd. even if you were a cash buyer you would be ill advised not to carry out a local authority search.
What tools are available to find a local solicitor on the NRAM Ltd conveyancing panel? I have a car and am prepared to travel up to 25 kilometers to meet the lawyer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location and you will see a number of lawyer located nearest you. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the NRAM Ltd solicitor panel.
We're in Birmingham, FTBs purchasing with a mortgage (lender is NRAM Ltd , but our lawyer is on the NRAM Ltd conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the NRAM Ltd conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a time-frame for your conveyancing due to third parties outside of our control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain
Is it the case that all conveyancing lawyers on the NRAM Ltd conveyancing panel work on a no move no charge basis?
In the main there are 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 have decided to exercise my right to buy my property off the council. I have a mortgage agreed with NRAM Ltd. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with NRAM Ltd you will need to appoint a solicitor on the NRAM Ltd conveyancing panel.
I can not work out if my mortgage offer requires a lease extension . I have called NRAM Ltd on numerous occasions and was told they are content with the situation and they would lend. My solicitor - who is on the NRAM Ltd conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the NRAM Ltd panel she or he must comply with the CML Handbook requirements for NRAM Ltd. Unless your lawyer obtains specific confirmation in writing that NRAM Ltd will go ahead your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask NRAM Ltd to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.
