We wanted to use a conveyancing solicitor in Water Orton for our house move. Our financial adviser informed us that our mortgage company Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?

Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Water Orton conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 completed a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms concerning their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Water Orton conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Water Orton is one of the many locations where the solicitors we recommend are are authorised to act for Platform Home Loans Ltd.

A relative advised me that in buying a property in Water Orton there could be various restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Water Orton which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Water Orton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can I be sure that the Water Orton conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Water Orton obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.

I currently have a mortgage with Yorkshire BS for my property in Water Orton. Conveyancing was finalised a year ago. Should I wish 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 Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval prior to renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

I have a terraced Edwardian property in Water Orton. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Water Orton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.

About to purchase a new build flat in Water Orton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Water Orton

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Taking into account that I will soon part with 450k on 3 bedroom house in Water Orton I wish to talk to a lawyer concerning thehouse move before appointing the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Water Orton.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Water Orton should be the amount on the final invoice that you are charged.