I am in the throes of transferring my domestic home loan to a BTL National Westminster Bank mortgage. I have been informed by my broker that I require a conveyancer for this. I had a chat my former Holsworthy conveyancing solicitor who acted on my behalf when I initially acquired the property. The costs illustration supplied of £470 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate fees appear a little high. If you are content to invest time contrasting quotes you could reduce the fees marginally by as much as £100 plus VAT. That being said, providing that you were happy with the legal work the firm offered you mightlive to regret choosing an a cheaper solicitor. Don't forget to enquire that the solicitor can act for National Westminster Bank. Do use our search tool to select a Holsworthy conveyancing firm on the National Westminster Bank member panel, which can often include conveyancing solicitors in Holsworthy.

We're in Holsworthy, First timers buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying a new build house in Holsworthy benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about this extras as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

We're new on the property ladder - agreed a price, yet the agent told us that the owners will only issue a contract if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Holsworthy

It is highly unlikely the vendors are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to instruct your preferred Holsworthy conveyancing solicitors - not the ones that will provide their estate agent a commission or meet his conveyancing figures demanded by head office.

I've recently bought a leasehold house in Holsworthy. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Holsworthy - A selection of Queries Prior to Purchasing

How much is the annual maintenance fee and ground rent? On the whole the outlay for major works are not included within maintenance charges, although a few managing agents in Holsworthy require tenants to pay into a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. Most Holsworthy leasehold apartments will have a service bill for maintenance of the block set on behalf of the landlord. If you buy the property you will have to meet this liability, normally in instalments throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent to be met yearly, this is usually not a significant sum, say about £50-£100 but you need to enquire as occasionally it could be surprisingly expensive.