I'm in the process of swapping over from my current residential mortgage to a BTL Barclays Direct mortgage. The bank has said that I must appoint a lawyer for this. I had a chat the same Gresford conveyancing solicitor who dealt with the legals when I first bought the premises. The costs illustration supplied of £550 is surprising as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The costs illustration is slightly on the expensive side. Where you are prepared to invest time contrasting quotes you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. That being said, if you were satisfied with the legal work the firm gave you couldlive to rue opting for an an untested conveyancer. Don't forget to check the solicitor can act for Barclays Direct. You can make use of our search tool to choose a Gresford conveyancing firm on the Barclays Direct conveyancing panel, which can often include conveyancing solicitors in Gresford.

I am purchasing my first flat in Gresford with a loan from HSBC Bank. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my lawyer about this deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 ground for flat up to £305k and found one close by in Gresford I like with open areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Gresford in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.

I wish to let out my leasehold apartment in Gresford. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Your lease governs the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Gresford do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I acquired a garden flat in Gresford, conveyancing was carried out March 1995. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Gresford with an extended lease are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2094

With only 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

What is the average legal costs for conveyancing in Gresford?

The average fee in 2014 for conveyancing in Gresford was just over one thousand four hundred and fifty pounds not including Land Tax and HM Land Registry fees.