I am in the throes of transferring my current residential mortgage to a Buy to Let Barclays mortgage. The bank has said that I require a lawyer as part of the process. I spoke to my past St Werburghs conveyancing practitioner who dealt with the legals when I initially bought the property. The costs illustration they've given of £500 is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a straightforward remortgage.

The costs illustration is slightly on the high side. If you you were to look around you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, providing that you were pleased with the conveyancing the firm offered you couldcome to regret choosing an a cheaper conveyancer. Remember to be sure the solicitor can act for Barclays . Do make use of our search tool to choose a St Werburghs conveyancing firm on the Barclays approved list of lawyers, which can often include conveyancing solicitors in St Werburghs.

Completed the sale of my flat in St Werburghs last June yet the purchaser is SMS messaging me to say his lawyer needs to hear from mine. What should have happened now that I have sold?

Post completion of your disposal your conveyancer should deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor should also send confirmation that the home loan has been discharged to the purchasers lawyers. There is unlikely to be post completion steps peculiar conveyancing in St Werburghs.

We were going to get a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any St Werburghs solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint St Werburghs solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

Kent Reliance have agreed my mortgage in principle, my bid on a apartment in St Werburghs has been agreed to, now what?

The estate agent will want to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Call up Kent Reliance or your financial adviser and finalise any appropriate forms. Kent Reliance will instruct a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Kent Reliance will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Werburghs.

At last I have had an offer on a maisonette in St Werburghs agreed to, but there is a chain. The sellers have put an offer on a flat, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a high street conveyancing solicitor in St Werburghs. What should be my next step? When do I get the mortgage application with UBS going?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then survey, St Werburghs conveyancing search fees, etc). First, you must ensure that your conveyancer is on the UBS approved list. Concerning the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market the majority of home buyers would apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with searches.

I have been told that property searches are the primary cause of obstruction in St Werburghs conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in St Werburghs.

About to purchase a new build apartment in St Werburghs. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in St Werburghs

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.