FAQs : The Perenna Conveyancing Panel from members of the public
Am I correct in assuming that the fact that my conveyancer is not on the Perenna Conveyancing panel that there is a problem with the standard 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 Perenna.
Our lawyer has uncovered a defect with the lease for the flat we are purchasing. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the Perenna conveyancing panel he must check that the lender is happy with this solution. Are we the client or is Perenna?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Perenna are the client. A precondition to being on the Perenna approved panel is to comply with the CML Handbook requirements (last updated for this lender on Perenna). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Perenna can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
How up to date is your search tool for the Perenna conveyancing panel? Do Perenna send you an updated list?
The law firm practices themselves provide us confirmation that they are on the Perenna conveyancing panel as opposed to being supplied with a list from Perenna directly.
I would like to get my ex-husband taken off the mortgage deeds. Can Perenna really tell me which solicitor I can or can not retain?
You can use any solicitor you like but Perenna then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Perenna solicitors panel
I previously instructed online conveyancers based in Bristol who are on the Perenna solicitor panel. They are now charging me a separate fee of £175 for the legal aspects of the Perenna mortgage. Is this a supplemental conveyancing fee specified by Perenna?
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 Perenna but by your lawyers. Some firms on the Perenna will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
We were going to get a DIP from Perenna this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc).Do the Perenna recommend a solicitor on the Perenna conveyancing panel, or is it better to go independently
You will need to appoint solicitors independently although you'll need to choose one on the Perenna conveyancing panel. The solicitor represents both you and the Perenna through the process.
My ex -wife’s name is on the Perenna 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 Perenna mortgage in order to sell?
In terms of the Perenna 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 Perenna 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.