I am not in a position to travel far from Radford. I would like to know the understand why all Radford conveyancing practitioners aren't included on all lender panels?
Before the recession most lenders exhibited an attitude to risk which is different from today. The financial regulator in 2010 conducted a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, banks have subsequently looked to extract more information from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of amount of transactions the lenders set.
Can your site be used to find a Conveyancing solicitor in Radford even where I’m not purchasing or disposing of a house, for instance if I intend to acquire an office in Radford with a mortgage from Santander?
The service is primarily used to select domestic conveyancing solicitors in Radford but we have recorded at the end of this page some Radford commercial conveyancing firms. You will need to enquire with the firm directly to establish if they are also authorised to represent Santander
I am considering applying for a Co-operative mortgage for purchase of a newly converted (under development) in Radford with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
is it true that all Radford solicitors on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.
Completion of my purchase has taken place for my property in Radford. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I can not work out if my lender requires a lease extension. I have telephoned my Radford bank branch on numerous occasions and was told they are content with the situation and they would lend. My Radford conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My relative advised me that where I am purchasing in Radford I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Radford conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Radford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Radford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Radford.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Radford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Radford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Radford you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Radford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.