I have just started taking steps with the intention of porting my existing standard loan to a BTL National Westminster Bank mortgage. I have been informed by my broker that I must appoint a solicitor for this. I got in contact with my former Trefnant conveyancing firm who dealt with the legals when I first bought the premises. The costs illustration provided of £500 is an eye-watering amount to do this as its a remortgage than a sale or purchase.

The estimate does seem a little overpriced. Where you are prepared to spend time comparing costs you could get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, providing that you were satisfied with the legal work the firm offered you maylive to rue opting for an an untested solicitor. If is important to be sure the solicitor can also act for National Westminster Bank. You can make use of our search tool to choose a Trefnant conveyancing firm on the National Westminster Bank member panel, which can often include conveyancing solicitors in Trefnant.

Would the conveyancing lawyers to be found on your site carry out auction conveyancing in Trefnant?

We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Trefnant is just one of our areas of where our lawyers have offices.

My fiancee and I are at the point of viewing houses in Trefnant and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with UBS.

It would be prudent to start 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 forward their contact information on to the estate agent. Given that you are seeking a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

Principality have agreed my mortgage in principle, my bid on a apartment in Trefnant has been agreed to, what are the next steps?

Your estate agent will need to be informed of your conveyancing practitioner's details (make sure the conveyancers are on the bank’s approved list). Telephone Principality or your financial adviser and complete any appropriate paperwork. Principality will appoint a valuer who will get in touch with the estate agent or owners to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Trefnant.

I have finally had an offer on an apartment in Trefnant accepted, but there is a chain. The vendors have offered on on an apartment, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Trefnant. What do I do now? When should I get the mortgage application with Bank of Ireland going?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Trefnant conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Bank of Ireland conveyancing panel. As to the next stages this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market many buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.

Given that I am about to spend 450k on a property in Trefnant I would like to talk to a lawyer about myconveyancing in advance of instructing the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Trefnant.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Trefnant should be the figure that you are charged.

I've recently bought a leasehold flat in Trefnant. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element 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).

Trefnant Conveyancing for Leasehold Flats - A selection of Queries before buying

The prefered form of lease structure is a share of the freehold. In this arrangement the tenants have being in charge if their destiny and although a managing agent is often employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. On the whole the cost for major works are not included within service charges, although a few managing agents in Trefnant require tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. How is the lease structured?