I'm in the process of transferring my domestic mortgage to a BTL mortgage. The bank has said that I need a lawyer for this. I spoke to my former Rudry conveyancing firm who acted on my behalf when I previously purchased the house. The costs estimate supplied of £470 is surprising as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The estimate does seem a little steep. If you shop around you may be able to trim some of the cost by say £100 plus VAT. On the other hand, if you were satisfied with the service the firm offered you maycome to regret choosing an an untested lawyer. Remember to be sure that the solicitor can act for . You can make use of our search tool to get a quote a Rudry conveyancing firm on the approved list of lawyers, which can often include conveyancing solicitors in Rudry.

Can you explain why leasehold purchase conveyancing in Rudry is more expensive?

The conveyancing charges on a leasehold property in Rudry is inevitably more expensive than on a freehold acquisition or disposal. This is due to the extra work necessary in corresponding with the freeholder and managing agents to collate the evidence concerning whether the rent and maintenance fee have been paid and whether there are any major works due in the near future on repairs or maintenance of the building.

I have been told that property searches are the main reason for hinderance in Rudry house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Rudry.

I'm purchasing my first flat in Rudry benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about the deal as it may jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

We're novice buyers - agreed a price, yet the property agent has warned us that the seller will only move forward if we instruct their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is familiar with conveyancing in Rudry

It is unlikely the vendors are behind this. If they want ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted Rudry conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing thresholds set by senior management.