I'm in the process of swapping over from my current homeowner loan to a Buy to Let Lloyds TSB Bank mortgage. I have been informed by my broker that I need a lawyer for this. I spoke to the same Clifton conveyancing solicitor who who conducted the conveyancing when I first acquired the house. The fee calculation sent of £450 plus VAT has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate fees are a tad high. If you you were to look around you might shave off some of the cost by perhaps a hundred pounds. On the other hand, assuming were happy with the legal work the firm offered you couldlive to regret opting for an an unknown lawyer. If is important to be sure that the conveyancer can represent Lloyds TSB Bank. You can utilise our search tool to find a Clifton conveyancing firm on the Lloyds TSB Bank member panel, which can often include conveyancing solicitors in Clifton.
In looking at mumsnet.com for a conveyancing lawyer in Clifton, most say that I should look for a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Clifton is one of the numerous areas of the UK where there are Accredited solicitors.
There are plenty of conveyancing solicitors in Clifton but how do I know who I should use?
We would encourage you not to go for the cheapest Clifton conveyancing costs illustration. You really do get what you’re paying 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 have paid off my mortgage with Santander. I assume I don't need a Clifton property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
The mortgage over my property is with Skipton for my property in Clifton. Conveyancing has been completed 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 buy-to-let mortgage or inform Skipton?
Skipton must be informed of your intention in advance of renting your property as this is likely to be a breach of Skipton’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 Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
I have been pointed in your direction by a number of property agents in Clifton to choose a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to market your lawyers ahead of a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Are there any compelling advantages to choosing a local conveyancer in Clifton
Plenty of house movers in Clifton choose a nearby high street lawyer so that they can visit in the event that they have questions, and to collect documents rather than relying on the post.
One could say that there is a distinct advantage when selecting a solicitor nearby to a property you are planning to purchase, due to the familiarity of the region and potential local concerns - nevertheless this is moot. The majority of conveyancers are now by way of email and could be any place in the world.