I had intended to instruct a property lawyer in Gurnard for our house purchase. Our financial adviser informed us that our bank Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?
A bank may direct that an approved conveyancer act for it. Borrowers are liable to meet the cost of this. Please make use of our search facility to get a quote from a solicitor to carry conveyancing in Gurnard on the Coventry Building Society approved list of solicitors.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Gurnard lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I currently have a mortgage with Kent Reliance for my property in Gurnard. Conveyancing was finalised some time 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 Kent Reliance?
Kent Reliance must be informed of your intention in advance of renting your property as this is likely to be a breach of Kent Reliance’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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
About to purchase house in Gurnard. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gurnard property lawyer is on the RBS conveyancing panel.
A colleague suggested that if I am buying in Gurnard I should 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 included in the estimate for your Gurnard conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Gurnard around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Gurnard Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Gurnard Education with maps and statistics, Local Amenities and other useful data about Gurnard.
I was advised by a number of property agents in Gurnard to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to recommend your site over and above alternative conveyancing organisations?
We don’t offer any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
We're first time buyers - agreed a price, but the property agent has warned us that the owners will only move forward if we instruct the agent's chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Gurnard
We suspect that the owner is not behind this demand. Should the owner want ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Gurnard conveyancing firm - rather thanthose that will earn their estate agent a introducer fee or meet his conveyancing targets set by senior management.