I'm in the process of changing my current residential home loan to a Buy to Let Nationwide Building Society mortgage. The bank has said that I require a solicitor as part of the process. I had a chat my previous Wombwell conveyancing firm who who completed the conveyancing when I first purchased the property. The fee calculation sent of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The charges appear a tad high. If you shop around you may be able to reduce the fees marginally by as much as a hundred pounds. That being said, providing that you were pleased with the conveyancing the firm provided you maycome to rue opting for an an unknown conveyancer. Don't forget to check the conveyancer can also act for Nationwide Building Society. Do make use of our search tool to get a quote a Wombwell conveyancing firm on the Nationwide Building Society approved list of lawyers, which can often include conveyancing solicitors in Wombwell.

I am purchasing a terraced house in Wombwell. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Wombwell you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Wombwell.

I am helping my mother sell her property in Wombwell. Does the solicitor order the energy performance certificate or it is for the owner to see to?

Following the abolition of Home Packs, energy performance certificates remained a mandatory element of selling a house. An energy assessment needs to be commissioned prior to the property being put on the market. This is not something that lawyers normally arrange. Where you are instructing a Wombwell conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable Wombwell assessors

Is there a list of HSBC panel conveyancers in Wombwell on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of lenders make their panel listings available over the internet. If you are looking for a Wombwell conveyancer on the HSBC please make the most of our tool.

TSB have agreed my mortgage in principle, my bid on a flat in Wombwell has been agreed to, now what?

The property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Telephone TSB or your broker and complete any appropriate paperwork. TSB will instruct a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wombwell.

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

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Wombwell. 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 am tempted by the attractive purchase price for a couple of apartments in Wombwell both have approximately fifty years left on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.

I purchased a leasehold flat in Wombwell, conveyancing formalities finalised February 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Wombwell with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2085

With 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.