I'm in the process of transferring my domestic home loan to a Buy to Let Norwich and Peterborough Building Society mortgage. I have been informed by my broker that I must appoint a conveyancer for this. I got in contact with the same Bromsgrove conveyancing firm who dealt with the legals when I initially acquired the premises. The costs estimate supplied of just over five hundred pounds has shocked me as its a remortgage than a sale or purchase.

The charges appear a little high. If you are happy to invest time comparing costs you might get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, providing that you were satisfied with the legal work the firm gave you couldlive to regret opting for an an unknown solicitor. Don't forget to be sure the firm can represent Norwich and Peterborough Building Society. You can utilise our search tool to locate a Bromsgrove conveyancing firm on the Norwich and Peterborough Building Society approved list of lawyers, which can often include conveyancing solicitors in Bromsgrove.

What does my ID and proof of funds have anything to do with my conveyancing in Bromsgrove? Why is this being asked of me?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. Should you refuse to supply identification documents, your lawyer will not be able to take you on as a client.

We had selected solicitors located in Bromsgrove on the RBS solicitor panel. They are now charging me an additional charge for handling the RBS mortgage. Is this an additional conveyancing fee set by RBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. The charge is not dictated by RBS but by your Bromsgrove conveyancer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

My husband and I are in the process of looking at apartments in Bromsgrove and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with UBS.

It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

I have decided to exercise my right to buy my property in Bromsgrove off the council. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

In what way does the Landlord & Tenant Act 1954 impact my business property in Bromsgrove and how can you help?

The particular law that you refer to gives a safeguard to business lessees, giving them the a statutory right to make a request to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bromsgrove is one of the many locations in which the firms we work with have offices

Last June I purchased a leasehold house in Bromsgrove. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bromsgrove Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

You should want to discover as much as you can concerning the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to practical matters like the tidiness of the common parts. Enquire of other tenants what they think of them. Finally, find out the dates that the maintenance fees are due to the relevant party and precisely what you get for your money. It is important to be aware whether changing the roof or some other major work is anticipated that will be shared between the leaseholders and may well dramatically impact the level of the service fees or result in a specific payment. Are any of leasehold owners in dispute over their service charge payments?