I'm in the process of changing my existing standard mortgage to a BTL Alliance & Leicester mortgage. I have been informed by my broker that I require a solicitor as part of the process. I spoke to the same Rossett conveyancing solicitor who acted on my behalf when I first purchased the house. The costs illustration sent of £575 plus disbursements has taken me by surprise as its a remortgage than a sale or purchase.

The estimate does seem a little overpriced. Where you are willing to spend time scrutinising prices you may be able to trim some of the expense by perhaps £125. That being said, if you were content with the assistance the firm provided you maycome to rue opting for an an unknown conveyancer. Don't forget to enquire that the solicitor can act for Alliance & Leicester . Do use our search tool to get a quote a Rossett conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Rossett.

My wife and I are nearing an exchange on a property in Rossett and my mum and dad have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

Your solicitor is duty bound to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.

After reviewing online forums for a recommended lawyer in Rossett, many say that I must use a CQS kitemarked solicitor. Can you explain what CQS is?

Rossett Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the home moving process. CQS helps consumers to recognise solicitor firms that provide a quality residential conveyancing. Rossett is one of locations in England and Wales in which accredited firms have offices. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.

My father has suggested that I appoint his conveyancing solicitors in Rossett. Should I use them?

Much as we are happy to recommend a Rossett conveyancing lawyer the best way to choose a conveyancing solicitor is to have referrals from friends or relatives who have actually experience in using the firm that you are considering.

I have just started marketing my garden flat in Rossett. Conveyancing has not commenced, however I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as usual given that all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies 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 purchased a studio flat in Rossett, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Rossett with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2097

With only 73 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.