I am in the throes of swapping over from my existing standard home loan to a Buy to Let Halifax mortgage. The bank has said that I must appoint a conveyancer for this. I had a chat my former Pyle conveyancing firm who acted on my behalf when I originally acquired the premises. The quote supplied of £575 plus disbursements has shocked me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a tad steep. Where you are content to invest time scrutinising prices you might reduce the fees marginally by as much as £100 plus VAT. That being said, assuming were satisfied with the conveyancing the firm gave you couldlive to rue choosing an an untested solicitor. Remember to be sure the firm can also act for Halifax. You can make use of our search tool to get a quote a Pyle conveyancing firm on the Halifax member panel, which can often include conveyancing solicitors in Pyle.

Last July we completed a house move in Pyle. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Pyle?

It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Pyle. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a document called a Seller’s Property Information Form. answers proves to be misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pyle.

I am the registered owner of a freehold residence in Pyle but nevertheless charged rent, why is this and what is this?

It is rare for properties in Pyle and has limited impact for conveyancing in Pyle but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Pyle I like with amenity areas and railway links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Pyle for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

I need to find a conveyancing solicitor for my conveyancing in Pyle. I've chance upon a web site which looks to be the perfect answer If it is possible to get all formalities completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?