I have just started taking steps with a view to changing my existing standard mortgage to a BTL Birmingham Midshires mortgage. I have been informed by my broker that I require a conveyancer for this. I spoke to the same Aberdare conveyancing solicitor who who completed the conveyancing when I first acquired the house. The costs illustration provided of £500 has shocked me as its a refinance than a sale or purchase.

The quote is fractionally on the steep side. If you shop around you may be able to trim some of the cost by say £100 plus VAT. That being said, assuming were satisfied with the legal work the firm offered you couldcome to rue choosing an an untested solicitor. Remember to ensure the conveyancer can represent Birmingham Midshires. You can make use of our search tool to get a quote a Aberdare conveyancing firm on the Birmingham Midshires approved list of lawyers, which can often include conveyancing solicitors in Aberdare.

I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Aberdare with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Have completed on a a semi-detached house in Aberdare , how long should it take for the Land Registry to record my title? My Aberdare conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.

There is nothing unique when it comes to conveyancing in Aberdare registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. Currently roughly 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected after the new owner has moved in to the property thus an expedited registration is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

I am downsizing from my house. My previous lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Aberdare if that makes a difference.

You should use our search tool to help you choose a solicitor for your conveyancing in Aberdare. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

We are midway through purchasing a house in Aberdare. Conveyancing solicitor has called to say the property is "Leasehold". Should this make a difference on our lender’s valuation?

Aberdare conveyancing does not in most situations involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it shouldn't impact the saleability too much.

On the flip side, if it's, say, 50 years it is bound to have a adverse effect on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease provided to your property lawyer.