Do lenders provide you with an approved list of Red Lodge conveyancing solicitors? How do you know who is on the UBS conveyancing panel?

Red Lodge conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

How can we know in advance if a Red Lodge conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Red Lodge obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your transaction.

We are getting the release of further funds on our home loan from Skipton as we want to conduct improvements to our house in Red Lodge. Are we obliged to choose a nearby Red Lodge solicitor on the Skipton conveyancing panel to handle the paperwork?

Skipton would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

I have a mortgage with Bank of Ireland for my property in Red Lodge. Conveyancing was finalised some time ago. If I am intending 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 Bank of Ireland?

Bank of Ireland must be informed of your intention prior to renting your property as this is likely to be a breach of Bank of Ireland’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 Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel solicitor.

Is it simple use the search facility to get a quote from a conveyancing lawyer in Red Lodge on the approved list for my mortgage?

1st pick a lender such as Birmingham Midshires, Bank of Scotland or Clydesdale then specify your location a common one being Red Lodge. Conveyancing firms in Red Lodge and nationally will then be listed.

Am I best advised to use a Red Lodge conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can handle the legal formalities however her office is over three hundred miles drive away.

The primary upside of using a local Red Lodge conveyancing practice is that you can drop in to sign paperwork, deliver your identification documents and pester them where appropriate. Having local Red Lodge know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must trump using an unfamiliar Red Lodge conveyancing lawyer just because they are round the corner.

Am in the process of buying my 1st property in Red Lodge. Conveyancing practitioner already instructed. The mortgage adviser suggested that a survey is not appropriate as the property is just 17 years old.

At the very least you should order a Home Buyer's Report. As the residence was constructed over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. They will highlight any obvious issues and recommend additional investigation if relevant. Where there are any signs of material issues get a comprehensive structural survey.