I'm in the process of transferring my current residential loan to a BTL National Westminster Bank mortgage. I was told by my financial advisor that I require a lawyer as part of the process. I had a chat the same Blackpool conveyancing firm who acted on my behalf when I originally acquired the property. The costs illustration e-mailed to me of £450 plus VAT has taken me by surprise as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The quote is fractionally on the expensive side. Where you are prepared to invest time scrutinising costs you could get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, providing that you were happy with the legal work the firm offered you maylive to regret choosing an a cheaper lawyer. Don't forget to enquire that the solicitor can also act for National Westminster Bank. You can employ our search tool to get a quote a Blackpool conveyancing firm on the National Westminster Bank approved list of lawyers, which can often include conveyancing solicitors in Blackpool.

I'm purchasing a new build house in Blackpool benefiting from help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this extras as it will impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a flat up to £235,500 and found one close by in Blackpool I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Blackpool in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I need to instruct a conveyancing solicitor for remortgage conveyancing in Blackpool. I happened to discover a site which seems to have the ideal offering If it is possible to get all the legals done via phone that would be ideal. Should I be concerned? 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?

I am in need of some leasehold conveyancing in Blackpool. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Blackpool - 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.

I inherited a studio flat in Blackpool, conveyancing formalities finalised December 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Blackpool with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2089

With 64 years remaining on your lease the likely cost is going to range between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do 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 clearly you 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.