Would the conveyancing solicitors that you recommend conduct right to buy conveyancing in Ferndown?

We do have a variety of conveyancing firms who can conduct right to buy conveyancing matters Please contact us with a view to get a costs calculation.

When it comes to lenders such as Skipton, do Ferndown lawyers face a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

Can I be sure that the Ferndown conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Ferndown obtaining recommendations is a sensible start. 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 advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

My partner and I have arranged a further advance on our mortgage from Yorkshire BS as we intend to carry out improvements to our house in Ferndown. Do we need to appoint a bricks and mortar Ferndown solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

What can a local search inform me regarding the property we're buying in Ferndown?

Ferndown conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search is essential in every Ferndown conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ferndown is the location of the property. Is there any guidance you can impart?

Flying freeholds in Ferndown are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ferndown you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ferndown may decide 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.

I am tempted by the attractive purchase price for a couple of flats in Ferndown both have in the region of 50 years left on the lease term. Do I need to be concerned?

There is no doubt about it. A leasehold flat in Ferndown is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the property. For most purchasers and mortgage companies, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ferndown conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a 1 bedroom flat in Ferndown, conveyancing was carried out April 2008. How much will my lease extension cost? Similar flats in Ferndown with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2077

You have 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.