At long last a loan offer from Santander for the remortgage of my 4 bedroom flat is due imminently. Are you able to suggest a cheap conveyancing lawyer in Oakley?

You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in Oakley. Our goal is to offer cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be seduced by organisations teasing you with low cost conveyancing in Oakley. Optimistically, in going for low cost conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not end up with the service expected.

My uncle passed away last year and as sole heir and executor I was left the house in Oakley. 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 TSB, pay off the mortgage. Is this allowed?

If you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.

We had appointed solicitors located in Oakley on the Nationwide solicitor approved list. They are now charging me a further charge for handling the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The charge is not set by Nationwide but by your Oakley lawyer. Numerous firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.

I currently have a mortgage with Clydesdale for my property in Oakley. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?

Your original mortgage agreement with Clydesdale will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.

I recently had an offer agreed on an apartment in Oakley. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the conveyancer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Oakley benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it may affect my loan 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.

As co-executor for the will of my uncle I am disposing of a residence in Newport but I am based in Oakley. My lawyer (based 260 miles awayhas requested that I execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Oakley who can witness this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Oakley based