I'm in the process of switching my domestic mortgage to a BTL HSBC Bank mortgage. I have been informed by my broker that I must appoint a conveyancer as part of the process. I got in contact with my past Shinfield and Arborfield conveyancing firm who acted on my behalf when I first bought the house. The costs estimate e-mailed to me of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.

The estimate does seem a tad overpriced. If you shop around you could get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, providing that you were content with the service the firm gave you couldcome to regret choosing an an untested lawyer. Remember to enquire the conveyancer can act for HSBC Bank. Do make use of our search tool to find a Shinfield and Arborfield conveyancing firm on the HSBC Bank approved list of lawyers, which can often include conveyancing solicitors in Shinfield and Arborfield.

Is it realistic for conveyancing in Shinfield and Arborfield to be done inside 3 weeks?

First, If the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your solicitor is familiar with the area as they will have local contacts and insight. It is even conceivable that they may have handled previoushomes in the same street. You would be best advised to use a Shinfield and Arborfield conveyancing firm. In addition, make sure that the lawyer is on the lender panel. It is claimed that just under twenty per cent of Shinfield and Arborfield conveyancing deals are frustrated or jeopardised after finding out that a purchaser’s lawyer was not on their mortgage lender’s panel. This can often result in the legal transfer of property being held up by as much as three weeks. It is said that this issue impacts approximately one hundred thousand home moves every year. Almost all Shinfield and Arborfield conveyancing firms can not represent certain lenders so do check at the outset.

I am helping my mother sell her house in Shinfield and Arborfield. Will the conveyancer commission the energy performance certificate or it is for me to see to?

Following the demise of HIPs, energy assessments was kept a mandatory component of moving house. An energy performance certificate needs to be to hand prior to the property being put on the market. This is not a task that law firms normally organise. If you are using a Shinfield and Arborfield conveyancing solicitor they might help arrange energy assessments due to their contacts with long established local assessors

We are purchasing a end of terrace house in Shinfield and Arborfield. We would like to convert the garage to an office at the house.Will the conveyancing process involve investigations to ascertain if these alterations are permitted?

Your solicitor should review the deeds as conveyancing in Shinfield and Arborfield can sometimes reveal restrictions in the title documents which restrict categories of alterations or necessitated the consent of another owner. Certain extensions call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

We had appointed conveyancers locally in Shinfield and Arborfield on the Bank of Ireland solicitor panel. They have just billed me a separate amount for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This fee is not dictated by Bank of Ireland but by your Shinfield and Arborfield property lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.

I am buying a new build apartment in Shinfield and Arborfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shinfield and Arborfield

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I own a leasehold flat in Shinfield and Arborfield. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Shinfield and Arborfield who acted for me is not around. What should I do?

The first thing you should do is contact HMLR to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Shinfield and Arborfield conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a garden flat in Shinfield and Arborfield, conveyancing was carried out 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Shinfield and Arborfield with an extended lease are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2088

With only 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.