I am nearing exchange of contracts for my flat in Radcliffe on Trent and the EA has just text me to warn that the purchasers are switching solicitor. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. Why would a leading lender only work with certain lawyers rather the firm that they want to choose for their conveyancing in Radcliffe on Trent ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lenders attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

We are planning to buy with . We have called around locally yet am unable to find a Radcliffe on Trent conveyancing firm on the approved list. Please you assist?

You should take advantage of the search tool on this site. Pick the building society and type Radcliffe on Trent or your location and you will see a number of lawyer located in Radcliffe on Trent or near you.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Radcliffe on Trent?

Its becoming the norm that commercial conveyancing solicitors in Radcliffe on Trent will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Radcliffe on Trent. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Radcliffe on Trent.

For each commercial conveyancing transaction in Radcliffe on Trent it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Radcliffe on Trent commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Radcliffe on Trent.

My wife and I purchased a 4 bedroom Edwardian house in Radcliffe on Trent. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Radcliffe on Trent and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who completed the work.

I am 18 days into a leasehold purchase having been referred to solicitors by the selling agent to perform conveyancing in Radcliffe on Trent. We are not happy. Can you help me find new conveyancers?

They would have to be very bad in order to consider diss instructing them. Has your mortgage offer been issued? If so you will need to advise them of the new contact details and ensure the loan are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid added fees and delays. So that should be your starting point. Our search tool can assist you in finding a lender approved conveyancer for your conveyancing in Radcliffe on Trent