Unfortunately I am unable to travel far from Arkley. Is there a reason why all Arkley property lawyers are not on all lender panels?
Before the recession most lenders displayed an attitude to risk which is different from today. The financial regulator in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. Accordingly, lenders have since soughtmore information from law firms regarding their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Many firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the lenders insisted on.
We see that you have a search directory identifying solicitors on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Arkley?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Arkley.
My bank has recommended solicitors on their panel based in Arkley but I would rather choose a conveyancing lawyer in Arkley round the corner to me. Are you able to help?
Far from all Arkley conveyancing solicitors are listed all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to locate a Arkley conveyancing solicitor on the on the lender panel.
Two weeks ago we had a mortgage agreed in principle with Nottingham. Arkley conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham completed the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with Coventry BS for my property in Arkley. Conveyancing was finalised 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 Coventry BS?
You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
The formalities of my purchase has taken place for my property in Arkley. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Wolstenholmes a few years past for my conveyancing in Arkley. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Arkley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a house in Arkley before instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies may not grant a loan on such a premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Arkley. Conveyancing may be slightly more expensive based on your lender's requirements.