I have just started taking steps with the intention of switching my current homeowner home loan to a BTL Yorkshire Building Society mortgage. I have been informed by my broker that I require a conveyancer as part of the process. I got in contact with my previous Valley conveyancing solicitor who acted on my behalf when I previously bought the house. The costs illustration sent of £550 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate fees seem a bit high. If you shop around you may be able to reduce the fees marginally by as much as £125. On the other hand, if you were happy with the conveyancing the firm offered you mightlive to rue opting for an an untested conveyancer. Don't forget to check the firm can also act for Yorkshire Building Society. You can use our search tool to select a Valley conveyancing firm on the Yorkshire Building Society member panel, which can often include conveyancing solicitors in Valley.

In the event thatI were to purchase a freehold housein Valley for cash and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Valley?

Any savings you would gain will be isolated to the Valley conveyancing searches. Your solicitor is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, stamp duty submission, register the ownership etc. A slight saving might be made by not needing to register a charge but it will not be a lot.

My wife and I purchased a renovated Victorian property in Valley. Conveyancing practitioner represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Valley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the purchase.

I am buying my first flat in Valley benefiting from help to buy. The builders refused to move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my solicitor about the deal as it could adversely affect my mortgage with Virgin Money. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 expect to complete our sale of a £150,000 apartment in Valley in six days. The managing agents has quoted £420 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Valley?

For most leasehold sales in Valley conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in Valley Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Valley leasehold property is £350. For Valley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I own a split level flat in Valley, conveyancing having been completed in 2005. Can you work out an approximate cost of a lease extension? Similar flats in Valley with an extended lease are worth £260,000. The ground rent is £45 levied per year. The lease ends on 21st October 2100

With just 74 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply 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 may be other concerns that need to be considered and you obviously should 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.