Harpenden Building Society Conveyancing Panel Information

The information on this page is designed to keep solicitors and licensed conveyancers abreast of latest requirements changes by Harpenden Building Society and to assist in remaining on the Harpenden Building Society Conveyancing Panel.

Harpenden Building Society Solicitor Panel: Recently Asked Questions

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Why are Estate Agents using search tools to check if lawyers are on a lenders conveyancing panel?
The fact of the matter is that estate agents are feeling the pain if their clients start out on the conveyancing process using a conveyancer who is not on the panel with the purchaser’s chosen lender. Many conveyancing firms are only discovering when they begin working on a case that they are no longer able to work with that lender. Given the inevitable resultant delays in the transaction the chances of an abortive deal increases dramatically. in the circumstances there is understandable anguish on the part of the estate agent as a result of the lost time should the client have to change solicitors .
Do you have any idea what Lenders such as Harpenden Building Society are asking for when it comes to applying to be on their approved solicitor list?
Criteria differ from lender to lender. We do not hold specific requirements relating to the questions raised as part of the application to be on the Harpenden Building Society conveyancing panel. Typically lenders need to have full knowledge of a firm including (but not limited to):
  • SRA or equivalent regulator registration number where applicable
  • Whether the firm is able to operate in other jurisdictions
  • Full complaints history for each licensed conveyancer
  • Full disciplinary history for each conveyancing solicitor
  • Whether the firm has ever knowingly accepted instructions on transactions involving Sale and Rent Back, Back to Back, Exchange and Delayed Completion and Lease Option, Below Market Value.
  • Full career history for each licensed conveyancer including registration date with Council of Licensed Conveyancers
  • PII Cover details, including, if relevant, whether the firm is or has been in the assigned risks pool and structure of cover – basic
  • Summary of annual accounts
  • purchase and remortgage)
  • List of all those staff who work within the conveyancing team
  • Are there any specific Harpenden Building Society conveyancing panel obligations in respect of Transfer of Equity Conveyancing?
    Harpenden Building Society approved panel lawyers are bound by the UK Finance Lenders’ Handbook instructions relating to Transfer of Equity. These are set out in Section 16.3. First, your firm must approve the form of Transfer of Equity (which should be in the Land Registry's standard form) and, if Harpenden Building Society require, the deed of covenant on their behalf. You will need to check Harpenden Building Society CML Part 2 conditions to see if Harpenden Building Society have standard forms of transfer and deed of covenant. Please note that this requirement can change from one transaction to another so do check! Second,When drafting or approving a transfer, you should bear in mind that: although the transfer should state that it is subject to the mortgage (identified by date and parties), it need give no details of the terms of the mortgage; the transfer need not state the amount of the mortgage debt. If it does, the figure should include both principal and interest at the date of completion, which you must check ; there should be no statement that all interest has been paid to date. Further obligations are set out in the UK Finance Lenders’ Handbook which have to be followed by all firms on the Harpenden Building Society conveyancing panel
    My conveyancing assistant has resigned unexpectedly. I urgently need to prioritise making sure that charges are registered. That said, how quickly do I need to send deeds to Harpenden Building Society once the charge is registered before my firm runs the risk of being suspended off the conveyancing panel for Harpenden Building Society?
    Harpenden Building Society will likely expect the deeds to be sent to them within 10 days of you receiving the TID (unless their specific P2 requirements specifically state that they you are not to send them anything). Most COTs refer to complying with the Certificate of Title referred to in IB (3.7) of the SRA Code of Conduct 2011, published by the Law Society which states that you ‘will despatch to you such deeds and documents relating to the Property as you require with a list of them in the form prescribed by you within ten working days of receipt by us of the title information document from the Land Registry’ As to whether the lender will suspend your panel status this very much varies according to the lender’s own internal policies The more cases you have the more risk you face. Some lenders may take action if there records show that the deeds are outstanding for more than 3 matters. The fact is that if you keep within the time frame then you will have more chance of remaining on the Harpenden Building Society conveyancing panel.
    We had our Harpenden Building Society panel membership terminated but we have not yet been given a reason as to why. I am completing a CQS renewal form what information must I put forward?
    In this situation please explain on the form what steps you have taken to find out the reasons behind cancellation of your Harpenden Building Society panel status. In particular please provide details if you have received communications from the lender. E.G. before revocation of your panel membership did you receive any letters or calls from the lender informing you as to why they reached this decision?
    My firm is listed on the Harpenden Building Society conveyancing panel and due to complete a remortgage within the next few weeks. My papers do not include a Legal Charge for the client to sign. Who do I contact at Harpenden Building Society to obtain duplicate documents?
    You should communicate with Harpenden Building Society to obtain standard documents. The The Council of Mortgage Lenders Handbook incorporates an individual section for lenders to set out who to contact to obtain standard documents. Harpenden Building Society in their Part 2’s state:
    Don’t forget to disclose your Harpenden Building Society solicitors panel reference.

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    Average number of days to register title including a charge in favour of Harpenden Building Society
    This information relates to purchase only and not remortgages.
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    * Data aggregated from sources including COMPLETIONmonitor