The mortgage offer from NatWest for the remortgage of my 2 room apartment is coming within the next few days. Can you put forward a cheap conveyancing lawyer in Mersea Island?

You are on the wrong site if you are in need of the cheapest conveyancing in Mersea Island. Our aim is to provide excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers seducing you with £99 conveyancing in Mersea Island. The optimum result, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in additional fees and still not end up with the service expected.

we are a couple who wish to acquire a purpose built flat in Mersea Island with a mortgage from The Royal Bank of Scotland.We like our Mersea Island conveyancing lawyer but The Royal Bank of Scotland says his firm is not listed on their approved list of firms. We have to appoint a The Royal Bank of Scotland panel lawyer or retain our preferred solicitor and fork out for a The Royal Bank of Scotland panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the The Royal Bank of Scotland approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Mersea Island and how can you help?

The particular law that you refer to provides security of tenure to commercial tenants, granting the legal entitlement to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Mersea Island is one of our numerous areas of the UK in which our lawyers are based

I have been sourcing a conveyancing practitioner in Mersea Island for my house move. Is there any facility to review a firm’s record with the legal regulator?

One can review presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.

I am just shy of a 10% deposit on my apartment purchase in Mersea Island , but I am keen exchange. Do I have options?

You can agree a lesser deposit. Many vendors 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