I have just started taking steps with the intention of switching my domestic loan to a Buy to Let Clydesdale mortgage. The bank has said that I require a solicitor as part of the process. I got in contact with my previous Bishopston conveyancing practitioner who dealt with the legals when I originally bought the premises. The fee calculation supplied of £550 has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a tad overpriced. Where you are content to spend time scrutinising quotes you may be able to reduce the fees slightly by perhaps £100 plus VAT. That being said, providing that you were happy with the legal work the firm gave you maylive to regret opting for an an unknown lawyer. Remember to check the firm can act for Clydesdale. You can make use of our search tool to select a Bishopston conveyancing firm on the Clydesdale conveyancing panel, which can often include conveyancing solicitors in Bishopston.

I am planning on selling our home in Bishopston and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Bishopston lawyer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Bishopston. Having lived in Bishopston for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Are there restrictive covenants that are commonly picked up during conveyancing in Bishopston?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bishopston. 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…’

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Bishopston is the location of the property. What do you suggest?

Flying freeholds in Bishopston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishopston you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishopston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have just appointed agents to market my ground floor flat in Bishopston. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you pay the maintenance contribution as usual given that all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a 1 bedroom flat in Bishopston, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Similar properties in Bishopston with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2074

With 50 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.