I have just started taking steps with a view to changing my existing standard loan to a BTL HSBC Bank mortgage. I was told by my mortgage that I require a lawyer for this. I had a chat my previous Fir Vale and Wadsley Bridge conveyancing solicitor who acted on my behalf when I initially acquired the house. The costs illustration issued of £470 has surprised me as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The costs illustration is fractionally on the steep side. If you shop around you could shave off some of the expense by perhaps a hundred pounds. That being said, assuming were happy with the service the firm offered you mightcome to regret choosing an an untested lawyer. Don't forget to be sure that the conveyancer can act for HSBC Bank. Do employ our search tool to locate a Fir Vale and Wadsley Bridge conveyancing firm on the HSBC Bank member panel, which can often include conveyancing solicitors in Fir Vale and Wadsley Bridge.

Can the conveyancing solicitors via your comparison service handle conveyancing in Fir Vale and Wadsley Bridge by way of an attended exchange?

There are a few conveyancing experts who can conduct personalised exchanges. You should contact us to secure a fee calculation and details as to dates.

It is 10 years ago since I purchased my home in Fir Vale and Wadsley Bridge. Conveyancing lawyers have just been instructed on the sale but I can't track down the title documents. Is this a problem?

You need not be too concerned. Firstly the deeds may be with your lender or they may still be with the conveyancers who handled your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Fir Vale and Wadsley Bridge relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.

Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a garden flat in Fir Vale and Wadsley Bridge. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Fir Vale and Wadsley Bridge?

On the day of completion you do not need to go to the conveyancers office in Fir Vale and Wadsley Bridge. Your solicitors will transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

We are purchasing a 3 bedroom semi in Fir Vale and Wadsley Bridge. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to determine if these alterations are allowed?

Your property lawyer should check the deeds as conveyancing in Fir Vale and Wadsley Bridge will sometimes identify restrictions in the title documents which prohibit categories of works or need the consent of a 3rd party. Some works call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.

Is it the case that all Fir Vale and Wadsley Bridge CQS (Conveyancing Quality Scheme) solicitors are on the Skipton conveyancing list of approved practices?

It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

Our financial adviser has suggested using their solicitor for our conveyancing in Fir Vale and Wadsley Bridge - won’t it be advisable to just use them?

You need to establish if the selling agent is recommending a lawyer or introducing to a conveyancing practitioner. There are plenty of Fir Vale and Wadsley Bridge selling agents who recommend two or three Fir Vale and Wadsley Bridge conveyancing firms and get nothing from it.