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National Counties Building Society Conveyancing Panel : Questions and Answers
It has come to my attention via my mortgage broker that my lawyer is not on the National Counties Building Society Conveyancing panel. How can I be certain that this is indeed the case?
The best course of action for you to take is to contact your conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for National Counties Building Society.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company National Counties Building Society will not agree to this. Why was National Counties Building Society even consulted?
Your lawyer being on the National Counties Building Society conveyancing panel is duty bound to inform National Counties Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to National Counties Building Society then they would have to discontinue acting for you and National Counties Building Society.
Do all the licensed conveyancers and solicitor practices listed on your search have online case tracking as I was under the impression that this was a precondition of being on the National Counties Building Society solicitor panel?
No. There is no CML Part 2 or Building Society Association requirement relating to online case tracking. Some law firms operate such technology and some don't.
I am selling my house. Does my solicitor have to be on the National Counties Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the National Counties Building Society conveyancing panel they can still act for you on your sale. it might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
My fiance and I are in the process of looking at houses and now considering a potential offer. Should I already have a conveyancer appointed at this stage? I I am planning to take a home loan with National Counties Building Society
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on the the estate agent. As you are getting a mortgage with National Counties Building Society , ask your prospective lawyers check they are on the National Counties Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my flat. I had a double glazing fitted in month 2010 but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, National Counties Building Society are being a right pain. The solicitor who is on the National Counties Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but National Counties Building Society are requiring a building regulation certificate. Why do National Counties Building Society have a conveyancing panel of they don’t accept advice from them?
It is probably the case that National Counties Building Society have referred the matter to their valuer. The reason why National Counties Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing correctly and safely installed. It merely protects against enforcement action which is very unlikely anyway.
National Counties 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 National Counties Building Society or your broker and complete any relevant paperwork. National Counties Building Society will tell you what documents they want. National Counties 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. National Counties 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.