We are buying a 2 bedroom flat in Radford with a mortgage. We would like to retain our Radford solicitor, but the mortgage company advise he's not on their "panel". It appears that we have little option but to use one of the bank panel conveyancing practices or retain our Radford conveyancer and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the lender use our Radford conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s 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. A further alternative is for your Radford conveyancing solicitor to apply to be on the conveyancing panel.
We see that you have a post code search directory identifying solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Radford?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Radford.
I am purchasing a 4 bedroom semi-detached house in Radford. We would like to carry out a loft conversion at the house.Will legal investigations on the property involve enquiries to ascertain if these works are permitted?
Your conveyancer should review the registered title as conveyancing in Radford will sometimes reveal restrictions in the title documents which restrict certain changes or require the consent of another owner. Certain works need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I have decided to exercise my right to buy my property in Radford off the council. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
The mortgage over my property is with Nottingham for my property in Radford. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
Nottingham must be informed of your intention prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.
Various internet forums that I have frequented warn that are the primary reason for obstruction in Radford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Radford.
3 months have gone by since my purchase conveyancing in Radford completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How much experience do your Radford conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Radford conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Radford conveyancers have worked on recent similar cases.