The mortgage over my property is with for my property in Virginia Water. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval in advance of renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel firm.

After shopping around on the internet I have found a Virginia Water having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Virginia Water postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Virginia Water.

have agreed my mortgage in principle, my bid on a property in Virginia Water has been accepted, what are the next steps?

The property agent will wish to be informed of your 's details (ensure that the are on the bank’s panel). Call up or the financial adviser and complete any relevant documentation. will appoint a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. will issue the offer to you and your . The legal work will then take it’s course according the nature and complexity of the conveyancing in Virginia Water.

I used Stirling Law a few years ago for my conveyancing in Virginia Water. I now require my papers however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Virginia Water of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

What does commercial conveyancing in Virginia Water cover?

Non domestic conveyancing in Virginia Water covers a broad array of guidance, given by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

We're FTB’s - agreed a price, yet the selling agent has warned us that the seller will only go ahead if we use the agent's preferred lawyers as they need a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Virginia Water

We suspect that the owner is unaware of this request. Should the vendor want ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the vendors directly and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Virginia Water conveyancing solicitors - rather thanthe ones that will provide the negotiator at the agency a commission or achieve conveyancing thresholds pre-set by HQ.

I am the registered owner of a 1st floor flat in Virginia Water, conveyancing having been completed 3 years ago. How much will my lease extension cost? Equivalent flats in Virginia Water with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 50

With 50 years unexpired the likely cost is going to span between £36,100 and £41,800 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 are not able to supply the actual costs in the absence of comprehensive investigations. 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 considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.