I instructed a local lawyer for my conveyancing in Weymouth last week. Going through the Ts and Cs I notewe are responsible for fees even where the transaction does not complete. Should I go with them or choose a web based lawyer promising no-sale-no-fee conveyancing in Weymouth?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to offset the cases that fail to complete. Dont forget that such offerings tend not to protect you from expenditure by way of example Weymouth conveyancing search costs.
Are all Weymouth Conveyancing Quality Solicitors on the Barclays conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have a mortgage with Santander for my property in Weymouth. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?
Santander must be informed of your intention prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. You need not do this via a Santander conveyancing panel solicitor.
After months of negotiation I have agreed a price on an apartment in Weymouth. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £225. A few days later, the solicitor called me to say that they were not on the Clydesdale 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 Clydesdale 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.
How simple is it to use the search app to choose a conveyancing solicitor in Weymouth on the panel for my mortgage?
First choose a mortgage company such as Santander, Coventry Building Society or Clydesdale then specify your location for example Weymouth. Conveyancing firms in Weymouth and nationally should be listed.
I own a leasehold flat in Weymouth. Conveyancing and Nationwide Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Weymouth who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Weymouth conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Weymouth Leasehold Conveyancing - A selection of Queries before buying
How many of the leaseholders are in arrears for their service charge payments? How is the lease structured? It is important to be aware whether window replacement or some other significant cost is pending that will be shared by the leasehold owners and will materially impact the level of the service costs or result in a specific invoice.
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my flat purchase in Weymouth , but I am anxious proceed. What can I do?
One option is to try and accept a lesser deposit. Many sellers will accept a smaller 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