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Recently asked questions about conveyancing in Dorset

Why would one instruct a Dorset conveyancing firm given that web based conveyancers are easier on the wallet?

By all means make sure that you contrast conveyancing costs in Dorset and you should seek a competitive quote but don’t waste your energy searching for the cheapest Dorset conveyancer. Appointing the right conveyancer can be the difference between a seamless and a distressing house move. You need to ensure that you have expert advice from a specialist conveyancer. Emails can't replace a phone call and are no substitute for a face to face meeting. The firms that we work with will appoint you a qualified and top rated conveyancing solicitor that will deal with your conveyancing from start to finish, giving the sort of hand holding that you will never get with an online conveyancer. Our lawyers will contact you regularly to update you as to progress making sure that you are ensuring that you are updated at regular intervals. If you ever need to contact the firm you will be sure who you need to speak to and they will endeavour to make sure that you are in the know.

We had instructed solicitors with offices in Dorset on the Co-operative solicitor approved list. They have just billed me a supplemental charge for handling the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. This fee is not dictated by Co-operative but by your Dorset solicitor. Plenty of firms on the Co-operative panel will quote ’dealing with mortgage’ fee but some firms include it on their overall fee.

I have paid off my mortgage with TSB. I assume I don't need a Dorset conveyancing practitioner on the TSB panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where TSB has sent the Land Registry the discharge electronically, and
  3. TSB has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your TSB mortgage has been paid off.

At last I have had an offer on a maisonette in Dorset accepted, the owners do nevertheless have a dependent purchase. The sellers have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Dorset. What should be my next step? When should I get the mortgage application with HSBC started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Dorset conveyancing search fees, etc). First, you should check that your property lawyer is on the HSBC conveyancing panel. As to the next steps this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. During a buoyant market many home buyers will apply for the mortgage with HSBC and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with searches.

As co-executor for the will of my grandmother I am disposing of a residence in Cardiff but I am based in Dorset. My lawyer (who is 250 miles from mehas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Dorset who can attest this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Dorset based

Do you have any advice for leasehold conveyancing in Dorset with the aim of speeding up the sale process?

  • Much of the frustration in leasehold conveyancing in Dorset can be avoided if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ representatives.
  • Some Dorset leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. The majority of freeholders or managing agents in Dorset charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Dorset. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Dorset leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord consenting to such alterations. If you fail to have the approvals to hand you should not contact the landlord without checking with your solicitor in advance.

I am the registered owner of a studio flat in Dorset, conveyancing having been completed January 2012. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Dorset with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2090

You have 71 years left to run the likely cost is going to be between £9,500 and £11,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt 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 getting professional advice.

My wife and I are searching for a quality conveyancing lawyer in Dorset to assist me in selling my home. I I am fearful of by bill escalating out of control and there are various Dorset conveyancing practices out there...who's the best?

Where you’ve never used a solicitor in the past, a personal recommendation via family or friends is a preferable starting point and is often a good indicator of quality. As an alternative option, view the Law Society’s online directory of lawyers in Dorset or make the most of our search tool to choose a conveyancing solicitor in Dorset.

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