I have just started taking steps with the aim of transferring my current residential mortgage to a Buy to Let National Westminster Bank mortgage. I have been informed by my broker that I need a conveyancer as part of the process. I had a chat my previous South Oxhey conveyancing solicitor who dealt with the legals when I first acquired the premises. The quote supplied of £500 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The costs illustration is slightly on the steep side. If you you were to look around you could get the conveyancing a bit cheaper by perhaps £125. On the other hand, assuming were content with the assistance the firm offered you maycome to regret opting for an a cheaper lawyer. If is important to be sure the conveyancer can represent National Westminster Bank. Do use our search tool to get a quote a South Oxhey conveyancing firm on the National Westminster Bank approved list of lawyers, which can often include conveyancing solicitors in South Oxhey.

What is the difference between a licensed conveyancer and conveyancing solicitor in South Oxhey

There are many registered licenced Conveyancers in South Oxhey and Solicitor partnerships in South Oxhey offering conveyancing We would stress that both are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We are getting a further advance on our home loan from Principality as we intend to carry out alterations to our property in South Oxhey. Do we need to select a bricks and mortar South Oxhey solicitor on the Principality conveyancing panel to deal with the legals?

Principality do not ordinarily require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.

The mortgage over my property is with Bank of Ireland for my property in South Oxhey. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.

Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in South Oxhey?

Many commercial conveyancing solicitors in South Oxhey will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in South Oxhey. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Oxhey.

For each commercial conveyancing transaction in South Oxhey it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to South Oxhey commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in South Oxhey.

Due to the encouragement of my in-laws I had a survey completed on a house in South Oxhey before appointing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks will not grant a mortgage on a flying freehold property.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Oxhey. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Oxhey to see if the conveyancing will be more expensive.

I've found a house that appears to meet my requirements, at a great figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in South Oxhey. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in South Oxhey are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in South Oxhey in which case you should be shopping around for a South Oxhey conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should appraise you on the various issues.

I inherited a garden flat in South Oxhey. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

if there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the sum to be paid.

An example of a Lease Extension decision for a South Oxhey flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The remaining number of years on the lease was 71 years.