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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
FAQs for the Harpenden Building Society Solicitor Panel
My mortgage broker has has requested my solicitor’s panel member for the Harpenden Building Society conveyancing panel. How do I discover this. I have contacted my local Harpenden Building Society office but they don't know it.
You are best placed to get this information from your conveyancing lawyer. A law firm is likely to keep a file or database of lender panel information which would include, if applicable their conveyancing panel details for Harpenden Building Society.
Much to my surprise my solicitor is asking me for proof of ID documents stating that this forms part of his requirements as a conveyancer on the Harpenden Building Society Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offense if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage with Harpenden Building Society your lawyer also has to check ID documents to satisfy Harpenden Building Society
How up to date is your database of lawyers on the Harpenden Building Society conveyancing panel? Do Harpenden Building Society send you an updated list?
The firms 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.
My grandmother passed away six months ago and as sole heir and executor was left the house. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Harpenden Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Harpenden Building Society will insist on your using a conveyancer on the Harpenden Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Harpenden Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Harpenden Building Society mortgage is registered as a charge at the Land Registry.
In what circumstances might Harpenden Building Society amend or withdraw their mortgage offer?
Banks and Building Societies such as Harpenden Building Society can revoke their mortgage offer although this is unusual. In the unlikely event that Harpenden Building Society withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are many potential reasons but here are a few examples:
- Harpenden Building Society may amend or withdraw an offer if the Harpenden Building Society conveyancing panel solicitor is unable to confirm compliance with any of the conditions of the mortgage offer or if any of the terms of the mortgage offer cannot be satisfied
- If the financial circumstances of the borrower have changed to the detriment and the Harpenden Building Society has been notified
- If the borrower informs Harpenden Building Society of a change in security address
- Where to proceed with the Mortgage offer would be unlawful
- If the lender reasonably believe that the applicant, borrower, mortgagor or guarantor is insolvent or is about to become insolvent or has or will have a petition presented or if any one or all enter into any arrangement with their creditors generally or if any one or all should suffer a material change in their financial circumstances
Planning on purchasing a flat with a mortgage with Harpenden Building Society. I have received an online quote from a licensed conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Harpenden Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that they are on the Harpenden Building Society conveyancing panel
Harpenden Building Society have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Harpenden Building Society or your broker and complete any relevant paperwork. Harpenden Building Society will tell you what documents they want. Harpenden Building Society will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Harpenden Building Society will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.