I have just started taking steps with the aim of changing my existing standard mortgage to a Buy to Let Leeds Building Society mortgage. The bank has said that I must appoint a lawyer as part of the process. I spoke to my previous Birstall conveyancing firm who dealt with the legals when I initially bought the house. The costs estimate e-mailed to me of just over five hundred pounds has surprised me as I am not require purchase conveyancing - it’s just a bog-standard refinance.

The costs illustration is slightly on the expensive side. If you are prepared to invest time comparing quotes you may be able to get the conveyancing a bit cheaper by say a hundred pounds. That being said, providing that you were satisfied with the conveyancing the firm gave you couldlive to regret opting for an a cheaper conveyancer. If is important to enquire that the solicitor can also act for Leeds Building Society. Do make use of our search tool to choose a Birstall conveyancing firm on the Leeds Building Society approved list of lawyers, which can often include conveyancing solicitors in Birstall.

Last November we completed a house move in Birstall. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Birstall?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Birstall. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a Seller’s Property Information Form. answers is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Birstall.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who dealt with the conveyancing in Birstall 5 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your house and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.

In searching the web for the term conveyancing in Birstall it shows results of many solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The best method of finding a suitable conveyancer is via personal testimonial, so ask friends and family who have acquired a property in Birstall or a reputable estate agent or mortgage broker. Charges for conveyancing in Birstall differ, so it's sensible to request a minimum of four fee estimates from varying types of companies. Be sure to seek confirmation that the charges are guaranteed not to escalate.

I am in the process of buying my 1st property in Birstall. Conveyancing solicitor already appointed. The broker advised that a survey is not appropriate as the house was only constructed in 2001.

At the very least you should order a Home Buyer's Report. As the residence is over ten years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report could be enough. The report should highlight any apparent issues and recommend additional investigation if relevant. If there are any indications of material issues get a full structural survey.