My previous solicitor has given a fee calculation of just over a thousand pound for no sale no fee conveyancing in Westbury. I am selling a purpose built property for £200,000. Are the quoted fees excessive? Is it above what I should be paying for conveyancing in Westbury?

The estimate does seem marginally steep. If you shop around you might reduce the fees slightly by perhaps £100 plus VAT. That being said, you maylive to regret choosing an an untested solicitor. Remember to ensure that the conveyancer can represent your bank. You can use our comparison tool to find a Westbury conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Westbury.

My wife and I are purchasing a house in Westbury. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

The mortgage over my property is with Leeds Building Society for my property in Westbury. Conveyancing has been completed a year 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 Leeds Building Society?

You must advise Leeds Building Society in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel lawyer.

I can not fathom if my bank requires a lease extension. I have telephoned my Westbury bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Westbury conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?

The lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Westbury?

Its becoming the norm that commercial conveyancing solicitors in Westbury will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Westbury. The search result sets out definitive information 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 Westbury.

For every commercial conveyancing transaction in Westbury it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Westbury commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Westbury.

How difficult is it to transfer to a new solicitor as I need to find one who is on the Barnsley Building Society conveyancing list. I instructed a local conveyancing solicitor in Westbury round the corner but he is not accepted by Barnsley Building Society

It would be our pleasure to help you find a conveyancing solicitor in Westbury on the Barnsley Building Society panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Westbury. Using the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Westbury and beyond.

I am in need of some leasehold conveyancing in Westbury. Before I get started I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Westbury - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a split level flat in Westbury, conveyancing having been completed in 2011. 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 Westbury with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2100

With just 76 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.