I have just started taking steps with a view to changing my current residential home loan to a Buy to Let TSB mortgage. I have been informed by my broker that I require a conveyancer for this. I got in contact with my past Tintern conveyancing solicitor who who conducted the conveyancing when I originally acquired the premises. The fee calculation they've given of £450 plus VAT has surprised me as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The costs illustration is fractionally on the high side. Where you are willing to spend time comparing charges you could get the conveyancing a bit cheaper by perhaps £125. That being said, assuming were satisfied with the legal work the firm gave you mightlive to regret choosing an an unknown conveyancer. If is important to check the conveyancer can represent TSB. You can utilise our search tool to find a Tintern conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Tintern.

Various internet forums that I have visited warn that are a common cause of stalling in Tintern house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Tintern.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Tintern is the location of the property. Can you offer any opinion?

Flying freeholds in Tintern are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tintern you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tintern may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Do I need to be suspicious by brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Tintern conveyancing practice?

As is the case with many service providers, often input from family and friends can be most helpful. But there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to appoint. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to select your own conveyancer. You need to be aware that most banks operate an approved list of solicitors you have to use for the lender related work in your house move.

I am on look out for some leasehold conveyancing in Tintern. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% are in Tintern - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a ground floor flat in Tintern, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Equivalent properties in Tintern with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2105

With just 80 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to 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.