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approved by Harpenden BS
Ready to buy a new home? Failing to check that a lawyer is on the Harpenden BS list of approved solicitors can put your transaction at risk of delay or failure.
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How does my firm apply to be on the Harpenden Building Society Conveyancing Panel? How can my firm be reinstated onto the Harpenden Building Society Conveyancing Panel?Find an Approved Solicitor on the Harpenden Building Society Conveyancing Panel
Harpenden Building Society Solicitor Panel Recently Asked Questions
I appointed a law firm to work on my house purchase three weeks ago having applied for a mortgage with Harpenden Building Society. The solicitors confirmed to me that they are on Harpenden Building Society conveyancing panel and advised me their panel reference. Harpenden Building Society then ,via my broker advised that their panel number was dormant and would need to be reactivated. What do I do from here? Do I instruct a different law firm listed on the conveyancing panel for Harpenden Building Society?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Harpenden Building Society conveyancing panel You may wish to enlist the help of your broker to check with the Harpenden Building Society as to the time frame to get your lawyer reinstated on the panel once again.
Our solicitor has uncovered a defect with the lease for the property we are buying. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the Harpenden Building Society conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or Harpenden Building Society?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and Harpenden Building Society are the client. A precondition to being on the Harpenden Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on Harpenden Building Society). The CML Handbook conditions require your lawyer to disclose issues such as defects will the lease so that Harpenden Building Society 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 Harpenden Building Society conveyancing panel? Do Harpenden Building Society send you an updated list?
The law firm practices themselves provide us confirmation that they are on the Harpenden Building Society conveyancing panel as opposed to being supplied with a list from Harpenden Building Society directly.
We're in London, First timers buying with a mortgage (lender is Harpenden Building Society , but our solicitor is on the Harpenden Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Harpenden Building Society 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
For 5 years I had a mortgage with Harpenden Building Society. My father has just retired and wants to pay off my mortgage. After Harpenden Building Society is paid, I want to transfer the property to my mother's name; How long does the process take? Do we need two separate solicitors on the Harpenden Building Society conveyancing panel? I do not intend to live at the property once the Harpenden Building Society mortgage is discharged.
You
will need a solicitor but they need not be on the Harpenden Building Society conveyancing panel.
You will need a solicitor to draw up the transfer and
to deal with the Land Registry formalities. The only thing you need to
consider is that by selling at an undervalue so ask your lawyer about
the implications. There could be an inheritance tax issue if you die
within 7 years of this. There's no capital gains tax for you as it is
your main residence.
I am currently in the process of buying my council flat. I have a mortgage offer with Harpenden Building Society. 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 have 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 Harpenden Building Society you will need to appoint a solicitor on the Harpenden Building Society conveyancing panel.
I can not work out if my mortgage offer requires a lease extension . I have called into my local branch Harpenden Building Society on various occasions and told it wasn't a problem and they would lend. My solicitor - who is on the Harpenden Building Society conveyancing panel- telephoned and was told not they would not lend in accordance with their CML Handbook minimum lease term requirements. I simply dont know who is right
Your lawyer has to follow the CML Handbook Part 2 requirements for Harpenden Building Society. Unless your lawyer obtains specific confirmation in writing that Harpenden Building Society 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 Harpenden Building Society to contact your lawyer in writing confirming that they will accept the remaining number of years left on the lease.