I'm in the process of switching my existing standard loan to a Buy to Let The Mortgage Works mortgage. The bank has said that I require a solicitor for this. I got in contact with my former Wellington conveyancing solicitor who acted on my behalf when I previously acquired the house. The quote sent of £450 plus VAT is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The estimate does seem a tad steep. If you shop around you may be able to reduce the fees marginally by say £125. On the other hand, if you were pleased with the service the firm gave you couldcome to regret choosing an an unknown solicitor. Remember to enquire the firm can also act for The Mortgage Works. Do employ our search tool to locate a Wellington conveyancing firm on the The Mortgage Works member panel, which can often include conveyancing solicitors in Wellington.

About to purchase a new build apartment in Wellington. Conveyancing is necessary evil 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 conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wellington

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

What makes your site different to other online quote calculators for conveyancing in Wellington?

At this site obtain a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Wellington. Unlike many estate agents and many comparison sites we do not charge firms a fee if you instruct them for your conveyancing in Wellington

I only have 68 years remaining on my flat in Wellington. I am keen to get lease extension but my landlord is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. In some cases a specialist should be helpful to try and locate and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court covering Wellington.

I inherited a 1 bedroom flat in Wellington, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Wellington with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2088

With 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

Our solicitor in Wellington has uncovered a a legal deficiency with the lease for the flat we are purchasing in Wellington. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Wellington conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with by the lender conveyancing panel who has to balance acting for you and the mortgage company