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My wife and I are FTBs. Within the 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. NRAM Ltd have this evening contacted us to inform me that they have now hit a problem as our conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme.
Your solicitors should contact NRAM Ltd and see if they can apply for membership of the NRAM Ltd conveyancing panel, but if that is not viable NRAM Ltd will instruct their own solicitors to act. You don't have to instruct a firm on the NRAM Ltd conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Our grandson is in the process of securing a newly built flat with a home loan from NRAM Ltd. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. 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 surveyor when asked.
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.
Do all the firms listed on your search have online case tracking as I was under the impression that this was a precondition of being on the NRAM Ltd conveyancing panel?
The Council of Mortgage Lenders or BSA do not require online case tracking. Some law firms operate such technology and some don't.
I am considering applying for a NRAM Ltd mortgage for purchase of a newly converted (under development) with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for NRAM Ltd?
There is nothing to stop you using your solicitor but NRAM Ltd will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am buying a property where the roof has a solar panel. NRAM Ltd have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with NRAM Ltd your lawyer must to check the NRAM Ltd conveyancing instructions contained in the Part of CML Handbook for NRAM Ltd . The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to NRAM Ltd where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales. The CML are developing guidance for Northern Ireland and Scotland.
We expect to receive a DIP from NRAM Ltd this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc).Do the NRAM Ltd recommend a solicitor on the NRAM Ltd 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 NRAM Ltd conveyancing panel. The solicitor represents both you and the NRAM Ltd through the process.
Sometime soon me and my wife are buying a 1st floor apartment in Hendon. Conveyancing solicitors in Hendon need to beappointed. My brother-in-lawsuggested that we check that the solicitor in Hendon is on the NRAM Ltd solicitors panel. Surely I don't need to do this, do I?
Not all Hendon conveyancing practices are on the NRAM Ltd conveyancing panel. 7 people a month use our search tool to find a
Hendon conveyancing solicitor on the on the NRAM Ltd approved list of lawyers.