I am in the throes of swapping over from my current residential loan to a Buy to Let Santander mortgage. I have been informed by my broker that I require a solicitor for this. I spoke to my past Shaw conveyancing firm who dealt with the legals when I initially purchased the house. The fee calculation supplied of £450 plus VAT is surprising as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a little overpriced. If you you were to look around you may be able to shave off some of the cost by say a hundred pounds. That being said, providing that you were satisfied with the legal work the firm offered you mightlive to rue opting for an an untested conveyancer. If is important to enquire that the solicitor can also act for Santander. Do make use of our search tool to locate a Shaw conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Shaw.

Last month we had a mortgage agreed in principle with Clydesdale. Shaw conveyancing practitioners were appointed. How long does it take for Clydesdale to forward the offer to the solicitor?

There is no definitive answer here. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We have agreed to purchase a house in Shaw. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

Given that you are obtaining a mortgage with HSBC your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties countrywide and is not limited to Shaw.

Our offer on a property in Shaw has been accepted, the owners do however have a tied purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Shaw. What should be my next step? When do I get the mortgage application with Kent Reliance started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Shaw conveyancing search fees, etc). First, you should ensure that your solicitor is on the Kent Reliance approved list. As to the subsequent stages this very much depends on the specifics of your case, desire for this property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.

I am downsizing from my house. My previous lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Shaw if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Shaw. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

My husband and I are FTB’s - had an offer accepted, but the estate agent advised that the owners will only move forward if we instruct the agent's chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Shaw

It is unlikely the owners are driving this. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Shaw conveyancing firm - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing figures demanded by HQ.

I am looking at a two flats in Shaw both have in the region of fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Shaw. The lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease gets shorter the saleability of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is often a good idea to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this arena.

I inherited a ground floor flat in Shaw, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Shaw with over 90 years remaining are worth £221,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2094

With just 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" 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 investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.