I am in the throes of transferring my current residential loan to a Buy to Let Bank of Scotland mortgage. The bank has said that I need a lawyer for this. I got in contact with my previous Swindon conveyancing firm who acted on my behalf when I initially acquired the house. The costs illustration supplied of £470 has shocked me as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The quote is slightly on the high side. If you you were to look around you might decrease the fees marginally by perhaps £125. That being said, providing that you were happy with the service the firm provided you mightcome to rue opting for an an untested conveyancer. If is important to enquire that the firm can act for Bank of Scotland. You can make use of our search tool to find a Swindon conveyancing firm on the Bank of Scotland member panel, which can often include conveyancing solicitors in Swindon.
When researching moneysavingexpert.com for an online lawyer in Swindon, many comment that I should use a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Swindon is one of the many areas of the UK where there are CQS lawyers.
A friend pointed out to me me that in buying a property in Swindon there could be various restrictions preventing external changes to a property. Is this right?
There are anumerous of properties in Swindon which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Swindon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are purchasing a terrace house in Swindon. We would like to carry out a loft conversion at the property.Will legal investigations on the property involve investigations to determine if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in Swindon will occasionally reveal restrictions in the title deeds which prohibit categories of works or need the permission of a 3rd party. Some works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
After months of negotiation I have agreed a price on an apartment in Swindon. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. Soon after, the solicitor called me sheepishly admitting that they were not on the TSB 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 TSB 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.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a residence in Swindon?
Unless a prior acquisition of the property took place post 12 October 2013 you may expect conveyancing practitioners delivering conveyancing in Swindon to continue to advocate a chancel search and or chancel repair liability policy.
I am purchasing my first flat in Swindon with a loan from Barnsley Building Society. The developers would not budge the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my conveyancer about the extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're novice buyers - agreed a price, yet the estate agent told us that the owners will only go ahead if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Swindon
We suspect that the owner is not behind this demand. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Swindon conveyancing solicitors - not the ones that will earn the estate agent a referral fee or hit his conveyancing targets set by corporate headquarters.