I'm in the process of swapping over from my current homeowner home loan to a BTL Skipton Building Society mortgage. I was told by my mortgage that I need a conveyancer for this. I had a chat the same Ruxley conveyancing firm who dealt with the legals when I previously bought the property. The fee estimate issued of £450 plus VAT is an eye-watering amount to do this as its a remortgage than a sale or purchase.
The charges are a tad high. If you are happy to expend time contrasting charges you could get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, assuming were content with the legal work the firm offered you maylive to rue choosing an an untested conveyancer. If is important to check the conveyancer can represent Skipton Building Society. You can use our search tool to get a quote a Ruxley conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Ruxley.
We are about to complete on the purchase of a house in Ruxley but as a result of wreckage from some water damage at the property I have was able negotiate reparation from the seller in the sum of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet Bank of Ireland will not permit this. Why were they approached?
Your lawyer being on the Bank of Ireland approved list is obliged to inform Bank of Ireland of any amendments to the purchase price. If you prohibit your solicitor to notify the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new solicitor for your conveyancing in Ruxley.
We see that you have a post code search directory identifying solicitors on the Principality conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Ruxley?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruxley.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Melton Mowbray Building Society conveyancing panel for example in Ruxley?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Ruxley solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ruxley solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have a mortgage with Nottingham for my property in Ruxley. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat 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 before letting out 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. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
After months of negotiation I have agreed a price on an apartment in Ruxley. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Am I right to be concerned about brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Ruxley conveyancing company?
As is the case with lots of professional services, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend conveyancers to use. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to choose your preferred lawyer. You need to be aware that some banks have an approved list of law firms you must use for the mortgage related work in your conveyancing.