My partner’s sister is a solicitor. I hope that I can be offered preferential pricing for conveyancing, but if not, what kind of figure should I be paying for conveyancing in Beaminster?

Do contrast pricing. Make use of our comparison tool on this page. The fees may contrast greatly but the service one can expect differ between solicitors as is true with the vast majority of professional services.

I own a freehold house in Beaminster but still charged rent, why is this and what is this?

It’s unusual for properties in Beaminster and has limited impact for conveyancing in Beaminster but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Beaminster so that I can attend their offices when needed.

As opposed to 12 years ago, the vast majority lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to using a locally based ayer, in your situation a conveyancing solicitor in Beaminster.

My aunt pointed out to me me that in buying a property in Beaminster there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

There are a number of properties in Beaminster which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Beaminster should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Nationwide for my property in Beaminster. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Your original mortgage agreement with Nationwide will provide that you need their approval prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.

I recently had an offer accepted on an apartment in Beaminster. My financial adviser suggested a solicitor. I paid an advanced payment of £225. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm refinancing my primary house to a BTL mortgage with Accord Mortgages Ltd and intend to use the remaining equity as a down payment on a second house. The location we are looking at is Beaminster. Will your conveyancers be able to act for the two mortgage companies and tie in the conveyances?

Do use our comparison tool on this site to ensure that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer should be able to tie up the two deals but you should talk with you lawyer and make clear your desired outcome and requirements.