I am in the throes of switching my current homeowner mortgage to a Buy to Let Nationwide Building Society mortgage. I was told by my financial advisor that I require a conveyancer for this. I got in contact with my former Four Oaks conveyancing solicitor who dealt with the legals when I previously acquired the premises. The quote they've given of £470 has surprised me as I am not require purchase conveyancing - it’s just a bog-standard refinance.

The costs illustration is slightly on the high side. If you you were to look around you may be able to trim some of the cost by as much as a hundred pounds. On the other hand, providing that you were content with the assistance the firm gave you maylive to regret opting for an a cheaper conveyancer. Remember to be sure that the firm can act for Nationwide Building Society. You can employ our search tool to select a Four Oaks conveyancing firm on the Nationwide Building Society conveyancing panel, which can often include conveyancing solicitors in Four Oaks.

Do all mortgage companies provide you with an approved list of Four Oaks conveyancing solicitors? How do you know who is on the Principality conveyancing panel?

Four Oaks conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

My wife and I purchasing a detached bungalow in Four Oaks. We would like to carry out an extension to the side at the property.Will legal due diligence on the property involve checks to determine if these works are prohibited?

Your conveyancer should review the registered title as conveyancing in Four Oaks can occasionally reveal restrictions in the title deeds which restrict categories of alterations or require the consent of another owner. Many additions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Is it the case that all Four Oaks CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Four Oaks bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Four Oaks conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your conveyancing practitioner has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 left on the lease.

Are there restrictive covenants that are commonly identified during conveyancing in Four Oaks?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Four Oaks. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing my first flat in Four Oaks with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about this side-deal as it could put at risk my loan with Virgin Money. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.