I'm in the process of swapping over from my existing standard home loan to a Buy to Let Bank of Ireland mortgage. I was told by my mortgage that I must appoint a solicitor as part of the process. I spoke to my previous Old St Mellons conveyancing solicitor who dealt with the legals when I previously purchased the house. The costs illustration they've given of £470 is surprising as its a refinance than a sale or purchase.

The quote is slightly on the steep side. Where you are prepared to invest time scrutinising quotes you might reduce the fees marginally by say £100 plus VAT. That being said, assuming were satisfied with the legal work the firm provided you maycome to regret opting for an an untested solicitor. Don't forget to check that the firm can also act for Bank of Ireland. You can use our search tool to get a quote a Old St Mellons conveyancing firm on the Bank of Ireland member panel, which can often include conveyancing solicitors in Old St Mellons.

Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Old St Mellons.

The risk of flooding is if increasing concern for lawyers dealing with homes in Old St Mellons. There are those who acquire a house in Old St Mellons, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Old St Mellons. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine if the premises has historically flooded. If the premises has been flooded in past which is not disclosed by the owner, then a buyer could commence a compensation claim as a result of such an incorrect reply. A purchaser’s lawyers may also commission an enviro report. This should indicate whether there is any known flood risk. If so, additional investigations will need to be carried out.

The deeds to my home are lost. The solicitors who did the conveyancing in Old St Mellons 10 years ago have long since closed. Will I be able to sell the house?

You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.

I am looking for a leasehold apartment up to £195,000 and found one near me in Old St Mellons I like with a park and railway links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Old St Mellons suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I need to find a conveyancing solicitor for freehold conveyancing in Old St Mellons. I happened to land on a site which seems to have the perfect offering If there is a chance to get all formalities completed via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?