I'm in the process of changing my domestic mortgage to a Buy to Let The Royal Bank of Scotland mortgage. I was told by my financial advisor that I require a conveyancer for this. I had a chat my past Westminster conveyancing practitioner who acted on my behalf when I originally purchased the property. The quote supplied of £500 has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a little on the high side. Where you are willing to spend time comparing prices you may be able to decrease the fees slightly by say £125. On the other hand, providing that you were satisfied with the service the firm provided you couldlive to regret opting for an an untested solicitor. Don't forget to check that the solicitor can represent The Royal Bank of Scotland. Do employ our search tool to locate a Westminster conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Westminster.

My husband and I are nearing an exchange on a flat in Westminster and my parents have sent the exchange deposit to my solicitor. I am now informed that as the deposit has been sent from someone other than me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your conveyancer is legally required to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

It is a dozen years since I acquired my property in Westminster. Conveyancing solicitors have just been retained on the sale but I am unable to track down the title deeds. Is this a major issue?

You need not be too concerned. First the deeds may be retained by the lender or they may still be with the conveyancers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Westminster involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

I need some fast conveyancing in Westminster as I am under pressure to exchange contracts within one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you are at liberty not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Westminster the following are examples of issues that can crop up and therefore affect market value: Enforcement Notices, Outstanding Charges, Outstanding Grants, Railway Schemes,...

About to purchase a new build flat in Westminster. Conveyancing is a frightening process 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Westminster

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.