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Recently asked questions about conveyancing in Dorset

After what seems like an age a loan offer from NatWest for the refinancing of my single bedroom apartment is due imminently. Can you propose a cheap conveyancing law firm in Dorset?

You have come to the wrong place to search for a cheap conveyancing in Dorset. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be seduced by organisations offering ninety nine pound conveyancing in Dorset. Optimistically, in choosing a lawyer for cheap conveyancing, you will earn what you pay for and at worst you will end up invoiced for additional fees and still not receive the service required.

Having invested time researching moneysavingexpert.com for a recommended solicitor in Dorset, most post that I must use a CQS assured lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol Membership includes many firms who conduct conveyancing in Dorset.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Dorset.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Dorset. There are those who buy a property in Dorset, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that may be initiated by the buyer or by their solicitors which can figure out the risks in Dorset. The standard information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an incorrect answer. A buyer’s lawyers should also conduct an enviro search. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be carried out.

Me and my brother purchased a terraced Georgian house in Dorset. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be 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 Dorset and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the purchase.

My husband and I are new to the buying process - had an offer accepted, but the selling agent informed us that the seller will only go ahead if we instruct the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Dorset

We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Dorset conveyancing lawyers - not the ones that will earn the estate agent a commission or hit his conveyancing figures pre-set by senior management.

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