Me and my partner are acquiring a leasehold flat in Beaminster. My lawyer is not listed on the lender approved list. Am I still permitted to retain my Beaminster conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?

Various options include

• Complete the purchase with your chosen Beaminster solicitor but your mortgage company will need to instruct a lawyer from their approved panel. The net result is additional fees and potential delay.
• Get a new solicitor to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
• Convince your property lawyer to do everything within their powers to join the mortgage company panel of solicitors

We are planning to purchase with Melton Mowbray Building Society. We have called around locally yet cant to find a Beaminster conveyancing firm on the Melton Mowbray Building Society panel. Can you help?

You should take advantage of the find a lender approved solicitor tool on this site. Pick the building society and type Beaminster or your preferred area and you will see a number of lawyer offices in Beaminster or by proximity to you.

My father informed me that in purchasing a property in Beaminster there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

There are anumerous of properties in Beaminster which have some sort of restriction or requirement of consent to perform external variations. 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.

The mortgage over my property is with Principality for my property in Beaminster. Conveyancing was finalised a year 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 Principality?

Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. You need not do this via a Principality conveyancing panel lawyer.

After shopping around on the internet I have found a Beaminster conveyancer having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Beaminster surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who dealt with the conveyancing in Beaminster 4 years ago are no longer around. What are my options?

You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.

I need to change lawyers as my Beaminster lawyer is not on the lender's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?

In the event that you have not formally appointed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Beaminster that you're considering.