Are you able to vouch for a Godiva Mortgages Ltd accepted Swanage conveyancing firm that can complete within less than a month? Would it be better to use a local Swanage solicitor or a nationwide firm?

We can recommend some very good Swanage conveyancing firms. Another option is to visit the main road in Swanage. Visit some well established firms and request to see a conveyancing solicitor for a costs illustration. Explain your time frames together with your reasons and ask for a commitment on speed. Choose the lawyer that you are most comfortable with.

is it true that all Swanage solicitors on the Nottingham conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

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

As your lender is Bank of Ireland your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Swanage.

I have decided to exercise my right to buy my property in Swanage off the council. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I am one month into a residential purchase having been recommend to conveyancers by the estate agent to execute conveyancing in Swanage. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?

They would have to be really bad in order to consider replacing them. Has your mortgage offer been generated? In the event that it has you will need to advise them of the new solicitor and have the mortgage documents are re-issued. Your solicitor ideally should be on the banks approved list to avoid added charges and frustration. So that should be your starting point. Our find a solicitor tool can assist you in finding a lender approved lawyer for your home move in Swanage

Do you have any top tips for leasehold conveyancing in Swanage with the aim of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Swanage can be avoided if you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the purchasers’ lawyers.
You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Some Swanage leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet 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 service charge figures so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Swanage leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord acquiescing to such alterations. If you fail to have the paperwork to hand do not contact the landlord without checking with your lawyer first.

Leasehold Conveyancing in Swanage - A selection of Queries Prior to buying

It is important to be aware if window replacement or some other major work is anticipated that will be shared by the tenants and will dramatically increase the the maintenance costs or require a one time payment. If a Swanage lease has less than eighty years it will impact the salability of the flat. Check with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you will be required to have owned the residence for two years in order to be entitled to extend the lease. It would be wise to discover as much as you can concerning the managing agents as they will either make life much easier or a lot more difficult. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to practical matters like the cleanliness of the common parts. Enquire of other tenants what they think of them. On a final note, be sure you discover the dates that the service fees are due to the managing agents and specifically what it includes.

How easy is it to change a solicitor as I need to find a Swanage based conveyancer who is on the bank conveyancing panel. How simple is it to change conveyancer?

In the event that you have not formally appointed a conveyancer to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Swanage that you're thinking of instructing.