I'm in the process of changing my current homeowner loan to a Buy to Let Leeds Building Society mortgage. The bank has said that I require a solicitor as part of the process. I had a chat my past Pencoed conveyancing solicitor who who conducted the conveyancing when I previously bought the house. The quote provided of £470 has taken me by surprise as its a remortgage than a sale or purchase.

The charges are a tad high. If you are willing to invest time contrasting quotes you might decrease the fees slightly by as much as £125. That being said, assuming were pleased with the conveyancing the firm offered you mightlive to regret opting for an an unknown solicitor. Remember to be sure that the conveyancer can act for Leeds Building Society. Do make use of our search tool to choose a Pencoed conveyancing firm on the Leeds Building Society conveyancing panel, which can often include conveyancing solicitors in Pencoed.

Please could you recommend a Barclays Direct approved Pencoed conveyancing practice that can complete within under 3 weeks? Am I best advised to go for a local Pencoed solicitor or an internet firm?

We would be happy to suggest some excellent Pencoed conveyancing firms. You can also walk up the main road in Pencoed. Visit some well established law practices and request to see a conveyancing solicitor for a fee estimate. Mention your time frames together with the reasons and get a commitment on speed. Choose the one that you are most comfortable with.

I just bought a property at auction in Pencoed. Conveyancing is needed. What are my next steps?

Given that you are now to in every practical sense signed on the dotted line you now have to appoint a conveyancing solicitor soon as you now have a fast approaching a drop dead date to complete the deal. An auction property should have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the conveyancer working for you ASAP. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

I am purchasing a property in Pencoed. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

As you are obtaining a mortgage with Virgin Money your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties countrywide and is not limited to Pencoed.

Our offer on a house in Pencoed has been accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Pencoed. What should be my next step? At what stage do I apply for the mortgage with Clydesdale?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Pencoed conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Clydesdale conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a rising market some home buyers will apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with the conveyancing in Pencoed.

I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Pencoed for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pencoed conveyancing specialists.

Estate agents have just been given the go-ahead to market my basement flat in Pencoed. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the maintenance contribution as usual given that all rents and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I own a leasehold flat in Pencoed, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Pencoed with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2098

With only 74 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.