Are all Portland Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

My fiancee and I are at the point of viewing flats in Portland and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I intend to finance via a mortgage with Aldermore.

It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

I am currently in the process of buying my council flat in Portland. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

My relative recommended that if I am buying in Portland I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually quoted for as part of the standard Portland conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Portland around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Portland Education with maps and statistics, Local Amenities and other useful information regarding Portland.

How does conveyancing in Portland differ for new build properties?

Most buyers of new build premises in Portland come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Portland usually buy 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 conveyancers 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 Portland or who has acted in the same development.

What advice can you give us when it comes to choosing a Portland conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Portland conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Portland conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

Can they put you in touch with clients in Portland who can give a testimonial? How many lease extensions has the firm carried out in Portland in the last year?

I inherited a studio flat in Portland, conveyancing was carried out January 1998. How much will my lease extension cost? Corresponding flats in Portland with over 90 years remaining are worth £165,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2101

With 78 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Can you set examples of compelling benefits to instructing a high street lawyer in Portland

Many buyers and sellers in Portland decide on using a local conveyancer so that they can attend the lawyer’s offices in the event that they have questions, and to deliver mortgage deeds without using the post.

There is a marginal edge in opting for a solicitor local to a house you are purchasing, due to the knowledge of the area and potential local concerns - however this is moot. Many conveyancers undertaking their communications online and could be anywhere in the world.