NRAM Ltd Solicitor Panel Sample Enquires to our Call Center from members of the public
The lawyer my husband and I wanted to use for conveyancing on a remortgage said he would charge more if my mortgage is with NRAM Ltd due to their difficult processes! 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.
My god-son is about to exchange on a new build apartment with a home loan from NRAM Ltd. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the NRAM Ltd conveyancing panel as a standard part of the process, and to the valuer when requested.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the NRAM Ltd conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am buying a property and need a conveyancing solicitor in Liverpool who is on the NRAM Ltd conveyancing. Can you recommend a local firm?
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.
We're in London, First time buyers buying 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
I had instructed online solicitors based in Birmingham who are on the NRAM Ltd solicitor panel. They are now charging me a separate fee of £150 for the legal aspects of the NRAM Ltd mortgage. Is this an additional conveyancing fee specified 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 but plenty of firms include it on their overall fee.
I have instructed a lawyer having checked that they are on the NRAM Ltd conveyancing panel. Does my lawyer arrange the survey of the property?
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I've read lots of mortgage guides,I note that it is considered advisable to 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 normal?
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.
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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.
Next month my fiance and I are taking a long lease of a garden flat in Hendon. Conveyancing solicitors in Hendon need to beinstructed. My fathersuggested that we double-check that the solicitor in Hendon is on the NRAM Ltd panel. Aren't all lawyers on the NRAM Ltd panel?
It is not that case that all Hendon conveyancing firms are on the NRAM Ltd conveyancing panel. 5 people a month use our search tool to locate a Hendon conveyancing practitioner on the on the NRAM Ltd list of approved conveyancing firms.