I'm in the process of swapping over from my existing standard loan to a Buy to Let Aldermore mortgage. I have been informed by my broker that I require a conveyancer for this. I had a chat my former Elm Park conveyancing solicitor who acted on my behalf when I initially purchased the house. The costs illustration issued of £500 has shocked me as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The costs illustration is fractionally on the steep side. Where you are willing to invest time contrasting quotes you might shave off some of the expense by as much as £100 plus VAT. That being said, providing that you were pleased with the assistance the firm offered you maylive to regret opting for an an unknown lawyer. Don't forget to check the solicitor can act for Aldermore. You can make use of our search tool to get a quote a Elm Park conveyancing firm on the Aldermore approved list of lawyers, which can often include conveyancing solicitors in Elm Park.

My grandfather passed away last year and as sole heir and executor I was left the house in Elm Park. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?

If you plan to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

I purchased my apartment on 5 October and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Elm Park said it would be concluded inside ten days. Are properties in Elm Park uniquely lengthy to register?

As far as conveyancing in Elm Park is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present in the region of 80% of such applications are completed within 12 days but occasionally there can be protracted delays. Historically registration is effected after the new owner has moved in to the property so 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Elm Park I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Elm Park suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

My wife and I expecting to complete buying a house in Elm Park but as a result of damage from the recent storms I have agreed reparation from the seller of £3k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but my lender will not permit this. Why were they notified?

Your solicitor being on a mortgage company conveyancing panel is obliged to inform the mortgage company of any amendments to the purchase price. In the event that you were to refuse your lawyer to report the price change to your bank then they would need to refrain from representing you and the mortgage company.