I have just started taking steps with the aim of changing my current homeowner loan to a Buy to Let Bank of Ireland mortgage. The bank has said that I need a solicitor as part of the process. I spoke to the same Baguley conveyancing firm who who conducted the conveyancing when I originally bought the property. The costs illustration issued of £500 has shocked me as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The costs illustration is fractionally on the expensive side. If you are happy to invest time scrutinising prices you could decrease the fees marginally by as much as a hundred pounds. That being said, assuming were happy with the legal work the firm provided you couldlive to rue choosing an an untested conveyancer. Remember to ensure that the conveyancer can act for Bank of Ireland. You can use our search tool to locate a Baguley conveyancing firm on the Bank of Ireland member panel, which can often include conveyancing solicitors in Baguley.

Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Baguley so that I can pop in to their offices if required.

Most conveyancing panel lawyers for banks undertake their communications through Royal Mail, internet or over the phone. This means that they can undertake the conveyancing transaction no matter where you live in the country. However you can check if you can still book an appointment to visit conveyancing lawyer if needed.

What does a local search tell me concerning the house my wife and I buying in Baguley?

Baguley conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Baguley conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

Are there restrictive covenants that are commonly identified during conveyancing in Baguley?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Baguley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am a negotiator for a reputable estate agency in Baguley where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Baguley conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can initiate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Baguley Conveyancing for Leasehold Flats - Sample of Queries before buying

Be sure to discover if there are any onerous restrictions in the lease. For example it is fairly common in Baguley leases that pets are not permitted in certain buildings in Baguley. If you love the propertyin Baguley however your dog is not allowed to make the move with you then you will be presented with a hard decision. What is the yearly maintenance fee and ground rent? Are there any major works in the planning that will likely increase the service charges?