I have just been advised by my IFA that my Longlands property lawyer is not on the mortgage company Solicitor panel. How can I check?
The first thing you need to do is to contact your Longlands lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Longlands conveyancing firm that is on the conveyancing panel for your mortgage company.
Can I use your services to locate a Conveyancing solicitor in Longlands even if I’m not purchasing or disposing of a house, for instance where I want to acquire an office in Longlands with a loan from Leeds Building Society?
Our comparison service is predominantly used to select domestic conveyancing solicitors in Longlands but we have listed at the bottom of this page a selection of Longlands commercial conveyancing firms. You should enquire with the solicitors directly to see if they can also act for Leeds Building Society
I am aiming to move house in February. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Longlands. Conveyancing solicitor was chosen before I stumbled across this website.
On the afternoon of completion you will need to pick up the house keys from your property agent but this can only occur after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. After that you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a conveyancing in Longlands or a legal practice with expertise in conveyancing in Longlands.
Does a directory service exist listing RBS panel solicitors in Longlands on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings open the public online. Where you are looking for a Longlands lawyer on the RBS please make the most of our facility.
I currently have a mortgage with UBS for my property in Longlands. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’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 UBS directly. You need not do this via a UBS conveyancing panel lawyer.
How does conveyancing in Longlands differ for new build properties?
Most buyers of new build premises in Longlands approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Longlands typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Longlands or who has acted in the same development.
My partner and I are acquiring a 2 bedroom flat in Longlands. When we first instructed solicitor, they told us that they were on all mainstream bank panels. The financial adviser emailed yesterday to advise that they are not on the RBS approved list. Were it to be true, what should we do? Should we simply pick a different conveyancer that is on their panel or should we cover the costs for dual representation, with RBS selecting their own approved conveyancer.
When purchasing a property with the benefit of a mortgage it is standard for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to satisfy. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call RBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on RBS's conveyancing panel as you are at liberty to use your preferred Longlands lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the equation.