Recently contacted my conveyancing lawyer in Wilton who acted for me 18 months ago and wanted a conveyancing costs illustration based on an identical type of house move (a leasehold residence and a freehold property) of almost identical values with a mortgage from Skipton Building Society. It looks as though am now being charged twice the amount. Stick with what I know or should I try and find an alternative firm of conveyancing solicitor?

The estimate does seem a tad steep. If you are prepared to invest time scrutinising quotes you could reduce the fees marginally by as much as £100 plus VAT. On the other hand, if you were content with the assistance the firm provided you maycome to rue choosing an a cheaper solicitor. Don't forget to ensure that the conveyancer can represent Skipton Building Society. Do use our search tool to select a Wilton conveyancing firm on the Skipton Building Society conveyancing panel, which can often include conveyancing solicitors in Wilton.

My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Wilton. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?

Where you plan to refinance then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.

There is lots of information on this site about conveyancing in Wilton but can you isolate your top tip for selecting the right conveyancer in Wilton

We would encourage you not to base your choice on the lowest Wilton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

What is the difference between a licensed conveyancer and conveyancing solicitor in Wilton

Two types of professional can conduct conveyancing in Wilton namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. They are both duty bound to execute Wilton conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the necessary procedures should be correctly attended to.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a garden flat in Wilton. Do I pick up the keys to the premises on completion from my solicitor? If so, I will find a local conveyancing solicitor in Wilton?

On the day of completion you do not need to attend the conveyancers office in Wilton. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

How does conveyancing in Wilton differ for new build properties?

Most buyers of new build premises in Wilton contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Wilton typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wilton or who has acted in the same development.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Wilton. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Wilton ?

The majority of houses in Wilton are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Wilton in which case you should be looking for a Wilton conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

Wilton Leasehold Conveyancing - Examples of Queries before buying

Are any of leasehold owners in dispute over their service charge liability? What restrictions are there in the Wilton Lease?