We are hoping to buy a newly converted apartment in Newton Abbot with a homeloan from The Royal Bank of Scotland.We have a Newton Abbot conveyancing solicitor but The Royal Bank of Scotland advised that he's not on their approved list of member firms. We have to appoint a The Royal Bank of Scotland panel firm or keep our high street solicitor and pay for a The Royal Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that The Royal Bank of Scotland use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that solicitors needs to be on the The Royal Bank of Scotland approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Royal Bank of Scotland
What is your number one tip for choosing a conveyancing solicitor in Newton Abbot
Do not opt for the cheapest Newton Abbot conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my mother sell her flat in Newton Abbot. Does the conveyancer order the energy performance certificate or it is for the owner to coordinate?
Following the abolition of Home Packs, energy performance certificates remained a compulsory element of selling a house. An energy performance certificate needs to be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are using a Newton Abbot conveyancing lawyer they may be willing to arrange energy performance certificates due to their contacts with long established Newton Abbot accredited person
The mortgage over my property is with UBS for my property in Newton Abbot. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS prior to renting 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.
I was recommended by a number of property agents in Newton Abbot to find a conveyancer on your site. Is there a financial inducement for Estate Agents to recommend your lawyers over and above another?
We don’t give any commission for directing people our way. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
My husband and I are 18 days into a leasehold purchase having been directed to conveyancers by the local agent to execute conveyancing in Newton Abbot. We are not happy. Could you help me find new lawyers?
A conveyancer would need to be very bad to suggest replacing them. Has your mortgage been issued? If so you need to advise them of the new contact details and get the mortgage documents are re-issued. The conveyancer needs to be on the mortgage company panel to avoid added fees and frustration. So that should be your first question of the new solicitors. Our find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Newton Abbot
Do online conveyancing companies do everything a high street Newton Abbot solicitor does or must I use a solicitor for the final stages for my conveyancing in Newton Abbot?
Where you instruct an online conveyancer they will undertake all the things your Newton Abbot solicitor will cover.