I'm in the process of swapping over from my existing standard mortgage to a Buy to Let Santander mortgage. I was told by my financial advisor that I require a conveyancer for this. I spoke to my previous Letchworth Garden City conveyancing firm who acted on my behalf when I initially acquired the property. The fee calculation provided of £500 has shocked me as its a remortgage than a sale or purchase.

The estimate does seem a little steep. Where you are prepared to invest time scrutinising quotes you may be able to get the conveyancing a bit cheaper by perhaps £125. That being said, if you were pleased with the conveyancing the firm offered you couldlive to rue choosing an an untested conveyancer. Remember to be sure the solicitor can represent Santander. You can make use of our search tool to choose a Letchworth Garden City conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Letchworth Garden City.

I require conveyancing for a flat in a fairly new development (seven years old) in Letchworth Garden City. 95% of the appartments have already been disposed of. Do I need carry out the local searches for my conveyancing in Letchworth Garden City?

You would be putting yourself at risk in refusing to carrying out Letchworth Garden City conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and driving down costs are primary issues you should discuss with your conveyancer about the option of search insurance

What can a local search inform me concerning the property we're buying in Letchworth Garden City?

Letchworth Garden City conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Letchworth Garden City conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

We're novice buyers - had an offer accepted, yet the agent has warned us that the owners will only go ahead if we instruct the agent's chosen solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Letchworth Garden City

It is highly unlikely the vendors are driving this. If they want ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Letchworth Garden City conveyancing firm - as opposed tothose that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures set by head office.

We expect to complete our sale of a £200,000 garden flat in Letchworth Garden City next week. The management company has quoted £312 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Letchworth Garden City?

Letchworth Garden City conveyancing on leasehold flats more often than not involves the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries most will be willing to do so. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it is in excess of £800. The management information fee required by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, without which the invoice is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to sell the property.

Letchworth Garden City Leasehold Conveyancing - A selection of Queries Prior to Purchasing

How long is the Lease? In the main the outlay for major works are not included within service charges, albeit that there some managing agents in Letchworth Garden City ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Be sure to investigate if there is anything that is prohibited in the lease. For example it is very common in Letchworth Garden City leases that pets are not allowed in certain buildings in Letchworth Garden City. If you love the propertyin Letchworth Garden City yet your dog is not allowed to move with you then you have a very difficult choice.