Are you able to vouch for a Yorkshire Building Society accepted Wimborne conveyancing lawyer finish our home move within less than a month? Am I best advised to choose a local Wimborne practice or a national conveyancer?

We would be happy to suggest some excellent Wimborne conveyancing firms. You can also walk up the high street in Wimborne. Visit some well established firms and ask to see a conveyancing solicitor for a costs illustration. Mention your requirements together with the reasons and get an assurance on your deadline. Choose the one that appears most efficient.

My uncle advised me that in buying a property in Wimborne there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?

There are a number of properties in Wimborne which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Wimborne should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My fiancee and I are spending time looking at apartments in Wimborne and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Lloyds.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

After shopping around on the internet I have found a Wimborne lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wimborne surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Wimborne is where the house is located. What do you suggest?

Flying freeholds in Wimborne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wimborne you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wimborne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Should I be suspicious about 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Wimborne conveyancing practice?

As is the case with lots of professional services, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to retain. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You are free to select your own conveyancer. However, bear in mind that most lenders operate an approved list of solicitors you have to use for the lender aspect of your home move.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £325,000 apartment in Wimborne in 8 days. The freeholder has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Wimborne?

For the majority of leasehold sales in Wimborne conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence questions Where consent is required before sale in Wimborne Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Wimborne leasehold property is £350. For Wimborne conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I bought a garden flat in Wimborne, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Wimborne with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2088

With 62 years unexpired we estimate the premium for your lease extension to be between £17,100 and £19,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.