I have just started taking steps with a view to transferring my domestic loan to a Buy to Let TSB mortgage. I have been informed by my broker that I must appoint a solicitor as part of the process. I had a chat my previous Undy conveyancing solicitor who who completed the conveyancing when I originally bought the property. The quote issued of £450 plus VAT has taken me by surprise as its a remortgage than a sale or purchase.

The quote is fractionally on the steep side. Where you are willing to invest time contrasting costs you could get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, if you were happy with the service the firm offered you maylive to regret opting for an an untested lawyer. If is important to check that the conveyancer can act for TSB. Do use our search tool to select a Undy conveyancing firm on the TSB member panel, which can often include conveyancing solicitors in Undy.

The Undy conveyancing firm that I appointed last week on my purchase in Undy have without warning closed. I only went with them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my family Undy lawyer was not. I wrote them a cheque for two hundred pounds in advance. What are my options?

If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Is it the case that all Undy solicitor firms on the Aldermore conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.

We previously selected solicitors with offices in Undy on the HSBC solicitor approved list. They are now charging me an additional sum for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not set by HSBC but by your Undy lawyer. Some firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.

We were going to get a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Undy solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Undy solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I got the keys to my apartment on 12 February and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Undy said it would be dealt with in a couple of weeks. Are transfers in Undy uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Undy registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. As of today roughly 80% of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration is effected after the buyer is living at the property thus an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

About to purchase a new build apartment in Undy. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Undy

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.