I am in a contract race with another buyer for a property in Welton. What can be done to quicken up the buying process?

In a situation where you are under time constraints to complete it is advisable to make sure that your lawyer is familiar with the location as they will benefit local relationships and intelligence. It is even conceivable that they may have conducted previoushouses in the same street. Therefore consider using a Welton conveyancing firm. Second, make sure that the conveyancing firm is on the member panel. It is believed that nearly one in five of Welton conveyancing transactions are held up or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s member panel. This can often result in the conveyancing being delayed by almost three weeks. It is claimed that this issue impacts in the region of one hundred thousand home sales every year. Many Welton conveyancing practices can not represent certain lenders so do check at the outset.

We previously appointed solicitors locally in Welton on the Santander solicitor approved list. They have just invoiced me a further fee for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by Santander but by your Welton property lawyer. Some firms on the Santander panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.

How can we know in advance if a Welton conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Welton getting recommendations is a sensible start. 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 advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.

The mortgage over my property is with Santander for my property in Welton. Conveyancing has been completed months ago. If I am intending 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 Santander?

You must advise Santander in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. You need not do this via a Santander conveyancing panel solicitor.

Are there restrictive covenants that are commonly identified as part of conveyancing in Welton?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Welton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a conveyancing lawyer in Welton for my home move. Can I check a solicitor's complaints history with the legal regulator?

Anyone can see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could monitor call for training reasons.

Is there a reason that Welton conveyancing costs differ for leasehold and freehold properties?

There is always increased work needed for leasehold conveyancing. Welton has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.