My Conveyancer in Watchet has never been on on the The Mortgage Works Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are not on the The Mortgage Works list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Watchet lawyers but The Mortgage Works will need to instruct a conveyancer on their panel. This will result in additional total legal charges as well as result in delays.
- Choose a new lawyer to act in the purchase, remembering to check they are Convince your conveyancer to do everything within their powers to join the The Mortgage Works conveyancing panel
Are all Watchet Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved solicitors?
It is true that some lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
My husband and I have arranged a further advance on our mortgage from Santander as we wish to conduct a loft conversion to our home in Watchet. Are we obliged to appoint a local Watchet solicitor on the Santander conveyancing panel to handle the legals?
Santander do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I have a mortgage with Aldermore for my property in Watchet. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.
I bought my house on 14 July and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Watchet expressed confidence that it should be concluded in less than a month. Are transfers in Watchet uniquely lengthy to register?
As far as conveyancing in Watchet registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third parties. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs after the purchaser is living at the premises therefore an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Watchet and how can your lawyers assist?
The 1954 Act provides security of tenure to business leaseholders, granting the a statutory right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Watchet
I need to instruct a conveyancing practitioner in Watchet for my remortgage. Can I review a solicitor's record with the profession’s regulator?
One may find presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training reasons.
I have miscalculated my finances and am a few grand short a 10% deposit on my apartment purchase in Watchet , but I am keen go ahead. What can I do?
You can accept a lower deposit. Most property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute