We are buying a property and need a conveyancing solicitor in Dorchester who is on the Leeds Building Society solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Dorchester.

Can I be sure that the Dorchester conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Dorchester seeking recommendations is a good 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 advise that you speak with the lawyer handling your transaction.

I am buying a property in Dorchester. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Dorchester.

I have instructed a Dorchester property lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dorchester postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Dorchester.

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial land in Dorchester?

Many commercial conveyancing solicitors in Dorchester will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Dorchester. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dorchester.

For each commercial conveyancing transaction in Dorchester it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Dorchester commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Dorchester.

How does conveyancing in Dorchester differ for newly converted properties?

Most buyers of new build residence in Dorchester come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Dorchester usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dorchester or who has acted in the same development.

Looking forward to sign contracts shortly on a studio apartment in Dorchester. Conveyancing solicitors inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Dorchester should include some of the following:

You should be advised what is to be regarded as a Nuisance as far as the lease is concerned The physical extent of the demise. This might be the flat itself but could also include a attic or basement if relevant. Whether the lease restricts you from renting out the property, or having a home office for business if lease caters for for a reserve fund? Changes to the premises

I acquired a basement flat in Dorchester, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Dorchester with a long lease are worth £196,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2089

With 64 years left to run we estimate the price of your lease extension to be between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.