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How easy is it to change a solicitor as I need to find one who is on the Royal Bank of Scotland conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
We are only a couple days away from an exchange and my mum and dad having transferred the 10% deposit to my lawyer. I am now advised that as the deposit has not come from me my lawyer needs to disclose this to my lender Royal Bank of Scotland. I am advised that, being on the Royal Bank of Scotland conveyancing panel and acting on their behalf he must inform Royal Bank of Scotland if the balance of the mortgage advance is coming from anyone other than me. I advised the bank about my parent’s contribution when I applied for the mortgage so is it really necessary for him to raise this?
Your lawyer is obliged to check with Royal Bank of Scotland to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to Royal Bank of Scotland if you agree, failing which, your lawyer must cease to continue acting.
I see that you have a search directory identifying solicitors on the Royal Bank of Scotland conveyancing panel. Do firms pay you a referral fee if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the Royal Bank of Scotland conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint.
My aunt passed away 10 months ago and as sole heir and executor was left the property. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Royal Bank of Scotland , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Royal Bank of Scotland will insist on your using a conveyancer on the Royal Bank of Scotland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Royal Bank of Scotland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Royal Bank of Scotland mortgage is registered as a charge at the Land Registry.
Last month we had a mortgage agreed in principle with Royal Bank of Scotland. Solicitors have been chosen? What is the average time that one could expect to receive a mortgage offer from Royal Bank of Scotland?
Some lenders take longer than others. Have Royal Bank of Scotland conducted the valuation? Have you advised Royal Bank of Scotland as your lawyers details and checked that your lawyer is on the Royal Bank of Scotland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through
I currently have a mortgage with with Royal Bank of Scotland. Conveyancing was finalised 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 Royal Bank of Scotland?
Your original mortgage agreement with Royal Bank of Scotland will provide that you need their approval in advance of renting your property as this is likely to be a breach of Royal Bank of Scotland’s mortgage conditions. It may be that Royal Bank of Scotland 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 Royal Bank of Scotland directly. You need not do this via a Royal Bank of Scotland conveyancing panel lawyer.
After much negotiation I have agreed a price on a house. My financial adviser recommended their conveyancers I paid an upfront payment of 175. Soon after the conveyancers contacted me to say that they were not on the Royal Bank of Scotland 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 Royal Bank of Scotland 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.
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Transfer of Equity for Royal Bank of ScotlandPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors