I have just started taking steps with a view to swapping over from my current residential loan to a BTL Alliance & Leicester mortgage. I was told by my mortgage that I require a solicitor for this. I had a chat my previous Wollaston conveyancing practitioner who acted on my behalf when I previously bought the property. The costs illustration issued of just over five hundred pounds has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.

The charges appear a little high. If you are happy to expend time scrutinising charges you might get the conveyancing a bit cheaper by perhaps a hundred pounds. That being said, providing that you were content with the service the firm provided you mightcome to rue choosing an a cheaper conveyancer. If is important to ensure the firm can also act for Alliance & Leicester . Do utilise our search tool to get a quote a Wollaston conveyancing firm on the Alliance & Leicester conveyancing panel, which can often include conveyancing solicitors in Wollaston.

Do all mortgage companies provide you with an approved list of Wollaston conveyancing solicitors? How do you know who is on the Principality conveyancing panel?

Wollaston conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

I am purchasing a new build house in Wollaston with a mortgage from Nationwide Building Society. The developers would not reduce the amount so I negotiated 6k of extras instead. The property agent advised me not to tell my lawyer about this side-deal as it could adversely affect my loan with the lender. Is this normal?.

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.

I am looking into buying my first house which is in Wollaston and I am already nervous. I couldn't find anything specific about Wollaston. Conveyancing will be needed in due course but do you know about the Wollaston area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Wollaston. In the meantime here are some basic statistics that we found

What are the frequently found deficiencies that you come across in leases for Wollaston properties?

Leasehold conveyancing in Wollaston is not unique. Most leases are individual and drafting errors can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain parts of the property Insurance obligations

You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Virgin Money, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

I acquired a 2 bed flat in Wollaston, conveyancing was carried out 6 years ago. How much will my lease extension cost? Comparable flats in Wollaston with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2089

With only 64 years left to run the likely cost is going to span between £14,300 and £16,400 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to 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.