We were about to instruct a conveyancing solicitor in Wareham recommended on your site but stumbled across some other quotes on the internet look cheaper – why is this?

One can find numerous conveyancing outfits offering at first sight what seems to be cut price. We suggest that you give due consideration as to how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the quality of the conveyancing. Many of them highlight a low quote to catch your eye but plant extra fees in the small print..

Our lender has suggested solicitors on their panel based in Wareham but I would rather instruct a conveyancing lawyer in Wareham or nearer to where I live. Can you assist?

The minority of Wareham conveyancing practitioners are on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to identify a Wareham conveyancing conveyancer on the on the lender panel.

I am assisting my aunt sell her house in Wareham. Does the solicitor arrange an energy performance certificate or it is for the seller to coordinate?

After the abolition of HIPs, energy performance certificates was retained a mandatory component of selling a property. An EPC needs to be commissioned in advance of the property being marketed. It is not something that lawyers normally organise. Where you are using a Wareham conveyancing lawyer they might help arrange EPC’s given their contacts with long established local assessors

My lawyer has informed me that absentee landlord insurance is necessary on my purchase. What is the level of cover for Wareham conveyancing?

The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I currently have a mortgage with Kent Reliance for my property in Wareham. Conveyancing has been completed a year ago. If I am intending 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 Kent Reliance?

Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance 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 Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.

What advice can you give us when it comes to choosing a Wareham conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Wareham conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Wareham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

If the firm is not ALEP accredited then why not? What volume of lease extensions have they conducted in Wareham in the last year?

I invested in buying a basement flat in Wareham, conveyancing formalities finalised April 2012. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Wareham with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2076

With 50 years left to run the likely cost is going to span between £31,400 and £36,200 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

I am unable to get to my Wareham conveyancing lawyers office to execute documents connected to my conveyancing in Wareham – is this a problem?

You need not be concerned. Wareham conveyancing lawyers can deal with home moves for clients from a distance. It is not necessary for you to be able to visit a Wareham conveyancers office. Almost all conveyancing practitioner can undertake all communications using post, email, telephone and fax.