I am in the throes of swapping over from my current residential loan to a Buy to Let Yorkshire Building Society mortgage. I was told by my financial advisor that I must appoint a solicitor for this. I spoke to the same Syston conveyancing firm who dealt with the legals when I originally acquired the house. The costs illustration e-mailed to me of £575 plus disbursements is an eye-watering amount to do this as I am not require purchase conveyancing - it’s just a straightforward remortgage.

The quote is fractionally on the high side. If you shop around you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, assuming were satisfied with the legal work the firm gave you mightcome to regret choosing an an untested solicitor. Remember to ensure that the firm can also act for Yorkshire Building Society. You can employ our search tool to choose a Syston conveyancing firm on the Yorkshire Building Society approved list of lawyers, which can often include conveyancing solicitors in Syston.

I am purchasing a property in Syston. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

As you are obtaining a mortgage with TSB your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Syston.

I have a mortgage with Coventry BS for my property in Syston. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS before renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS 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 Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Syston solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Syston with a loan from Alliance & Leicester . The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my lawyer about this extras as it could impact my mortgage 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.

In surfing the web for the term cheap conveyancing in Syston it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for me?

The ideal method of choosing a suitable conveyancer is via personal testimonial, so enquire of friends and family who have purchased a property in Syston or a local estate agent or financial adviser. Costs for conveyancing in Syston differ, so it's a good idea to request at least three quotes from varying types of conveyancers. Be sure to obtain confirmation what costs in the quote includes.

Should local authority permission be necessary to convert a house into two flats in Syston? This has taken place to a property next door to a friend in Syston and was not aware of it happening until it was done.

Planning consent is required for splitting a single house in Syston into flats but probably not for reverting back to single dwelling-house so, simply put, yes.