We are about to exchange contracts for a garden flat in Radford. We have hit a snag. The loan offer with Britannia expires on 17/8/2026 but the vendors are putting forward a completion date of 19/8/2026. Is it possible to prolong the loan offer?
The best person to address this issue is your conveyancer who will determine whether they better off negotiating with the lender, seller’s solicitors, property agents or indeed all parties given the circumstances your transaction to date.
My uncle passed away six months ago and as sole heir and executor I was left the house in Radford. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
Are all Radford Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
When it comes to mortgage companies such as Co-operative, do Radford property lawyers face an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Radford conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I completed on my flat on 6 June and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Radford expressed confidence that it should be concluded inside ten days. Are properties in Radford particularly slow to register?
There is nothing unique about conveyancing in Radford registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. As of today in the region of three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration takes place once the buyer is living at the property thus an expedited registration is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
How do I use your search app to locate a conveyancing lawyer in Radford on the authorised to act for my mortgage?
Step one is to choose a bank such as Yorkshire Building Society, The Mortgage Works or Alliance & Leicester then choose your location such as Radford. Conveyancing firms in Radford and nationally will then be listed.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.