I have just started taking steps with a view to transferring my current homeowner mortgage to a Buy to Let Chelsea Building Society mortgage. I have been informed by my broker that I must appoint a conveyancer as part of the process. I spoke to my previous Westbury conveyancing solicitor who who completed the conveyancing when I previously bought the property. The fee calculation issued of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.

The charges are a little high. Where you are willing to invest time comparing prices you could get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, providing that you were happy with the conveyancing the firm gave you maylive to rue opting for an a cheaper lawyer. Don't forget to be sure the conveyancer can represent Chelsea Building Society. Do make use of our search tool to select a Westbury conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Westbury.

We are looking to buy a flat and require a conveyancing solicitor in Westbury who is on the Co-operative solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Westbury.

Will my lawyer be raising questions regarding flooding during the conveyancing in Westbury.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Westbury. Some people will acquire a house in Westbury, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Westbury. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may issue a legal claim for losses as a result of such an misleading response. The buyer’s solicitors should also order an environmental search. This should indicate whether there is any known flood risk. If so, further inquiries will need to be conducted.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Westbury I like with a park and station in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Westbury in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan that many years will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I have noted on numerous consumer advice websites that when selecting a conveyancing firm they need approved by your bank. I am new to the process but I have an offer in principle from Birmingham Midhshires and I already have a local conveyancing lawyer in Westbury at the ready. Will Birmingham Midhshires need an approved solicitor to be used? Does a directory of approved firms even exist for my conveyancing in Westbury?

You should use a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your chosen Westbury conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not approved you have numerous options available to you here:

• Proceed with your existing Westbury conveyancing practitioner but Birmingham Midhshires will undoubtedly retain a conveyancer on their approved list. This will result in additional fees together with probable delay.
• Choose a new conveyancing practitioner to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
• Convince your solicitor to do everything possible to join the Birmingham Midhshires conveyancing panel.