I am in the throes of switching my domestic mortgage to a BTL TSB mortgage. I was told by my mortgage that I must appoint a solicitor for this. I spoke to my past Melbourne conveyancing solicitor who dealt with the legals when I originally bought the premises. The quote supplied of £575 plus disbursements has shocked me as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The costs illustration is slightly on the expensive side. Where you are happy to spend time scrutinising prices you may be able to decrease the fees slightly by say £100 plus VAT. On the other hand, if you were pleased with the assistance the firm gave you maylive to regret choosing an a cheaper lawyer. If is important to ensure the conveyancer can represent TSB. Do employ our search tool to get a quote a Melbourne conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Melbourne.

What does a local search reveal regarding the house I am purchasing in Melbourne?

Melbourne conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search is essential in every Melbourne conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the property (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.

In scouring the world wide web for the words on line conveyancing in Melbourne it brings up numerous solicitorsin the vicinity. How do I determine which is the right conveyancing solicitor for me?

The ideal method of seeking a suitable conveyancer is via personal recommendation, so ask colleagues and relatives who have bought a property in Melbourne or the respected estate agent or financial adviser. Fees for conveyancing in Melbourne vary, so it's a good idea to request a minimum of three quotes from different companies. Dont forget to clarify that the charges are guaranteed not to escalate.

Estate agents have just been given the go-ahead to market my ground floor flat in Melbourne. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal because all ground rent and service payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I bought a ground floor flat in Melbourne, conveyancing was carried out 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Melbourne with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2093

With 68 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

I have read on a number of consumer advice websites that before choosing a conveyancing firm they need approved by your lender. It happens to be my first house move but I have an AIP from Virgin Money and I already have a local conveyancing lawyer in Melbourne lined up. Does Halifax insist on an approved solicitor to be selected? If so, where can I find that list so I can pick a conveyancing lawyer in Melbourne?

You should use a solicitor that is on the Halifax panel. The first thing to do is call your chosen Melbourne conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a couple of options open to you here:

• Carry on with your preferred Melbourne solicitor but Halifax will no doubt appoint a property lawyer from their approved list. The net impact is additional fees and potential frustration.
• Get a new lawyer to act in the purchase, ensuring that they are on the Halifax conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the lender panel.