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Ready to buy a new home? Failing to check that a lawyer is on the National BS list of approved solicitors can put your transaction at risk of delay or failure.
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My fiance and I are hoping to buy a 3 bedroom apartment in Leeds with a mortgage from National Counties Building Society. We would like to retain our lawyer but National Counties Building Society says she’s not on their "panel". We have to appoint one of the National Counties Building Society panel solicitors or keep our solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that National Counties Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the National Counties Building Society conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for National Counties Building Society
My solicitor has uncovered an inconsistency when comparing the assumptions in National Counties Building Society’s home valuation survey and what is revealed within the title deeds. My solicitor informs me that as he is on the National Counties Building Society conveyancing panel he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
A precondition to being on the National Counties Building Society approved panel is to comply with the CML Handbook requirements (last updated for this lender on National Counties Building Society) which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
I note that you have a search directory listing law firms on the National Counties Building Society conveyancing panel. Do firms pay you a commission if I retain them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the National Counties Building Society conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My grandfather passed away last year and as sole heir and executor was left the property. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to National Counties Building Society , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then National Counties Building Society will insist on your using a conveyancer on the National Counties 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 National Counties 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 National Counties Building Society mortgage is registered as a charge at the Land Registry.
We have agreed a price on a flat I spoke to a conveyancer recommended by my uncle and he advised retaining a solicitor approved by National Counties Building Society. The estate agent recommended two local firms so I asked National Counties Building Society if the 2 suggested solicitors are approved, which they are not. National Counties Building Society suggested that either firm can fill out the appropriate forms to become approved. Do I (1) save myself the aggravation and use one of National Counties Building Society 's conveyancing panel solicitors (2) Use the local solicitor and accept there may be delays etc as they go through the approval process.
Enquire of National Counties Building Society to suggest a law firm in your location. Lenders have them all over the country. You can also use our search tool at the top of this page to search for a lawyer on the National Counties Building Society conveyancing panel based on location. If you particularly like the sound of one of the local lawyers that you have spoken to ask them if they would go onto National Counties Building Society conveyancing panel as it may only take about 2-3 weeks. As long as they meet National Counties Building Society’s requirements it can be a very simple job for the solicitor. Other stuff will be going on in parallel (as you are at an early stage) so it may not delay matters.
My ex -wife’s name is on the National Counties Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the National Counties Building Society mortgage in order to sell?
In terms of the National Counties Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of National Counties Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
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.