I have just started taking steps with the intention of changing my existing standard mortgage to a Buy to Let Bank of Scotland mortgage. I was told by my mortgage that I need a solicitor as part of the process. I got in contact with the same Norton Woodseats conveyancing firm who who completed the conveyancing when I previously bought the premises. The quote provided of £500 is surprising as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The estimate does seem a tad steep. If you shop around you could decrease the fees slightly by say £100 plus VAT. That being said, if you were satisfied with the conveyancing the firm provided you maycome to regret choosing an an unknown solicitor. If is important to check the conveyancer can also act for Bank of Scotland. You can utilise our search tool to select a Norton Woodseats conveyancing firm on the Bank of Scotland member panel, which can often include conveyancing solicitors in Norton Woodseats.

We are buying a victorian detached house in Norton Woodseats. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to ascertain if these alterations are allowed?

Your conveyancer should review the registered title as conveyancing in Norton Woodseats will occasionally reveal restrictions in the title deeds which prevent categories of alterations or necessitated the consent of a 3rd party. Certain additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Norton Woodseats. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in June. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most lenders would take a practical view as this clause principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being difficult. The Norton Woodseats solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Just had an offer accepted on a new build apartment in Norton Woodseats. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Norton Woodseats

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants.

Having had my offer accepted I require leasehold conveyancing in Norton Woodseats. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and most are in Norton Woodseats - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Norton Woodseats - A selection of Queries Prior to buying

The majority of Norton Woodseats leasehold apartments will have a service bill for maintenance of the block levied on behalf of the management company. Should you purchase the flat you will have to meet this contribution, normally quarterly during the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge for you to pay yearly, this is usually not a significant amount, say approximately £50-£100 but you need to check it because on occasion it can be many hundreds of pounds. How much is the annual service fee and ground rent? Does the lease have onerous restrictions?

My partner is buying a leasehold flat in Norton Woodseats. He was given a quote by the conveyancer connected to the selling agents totaling £1300 . It was seven years ago I sold and bought a home and the fee was £495. Have charges really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Norton Woodseats searches, land registry fees, etc)