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Recently asked questions about conveyancing in Swanage

Recently been in touch with my conveyancing lawyer in Swanage who acted for me two years ago requesting a conveyancing estimate based on an identical type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a home loan from Bank of Ireland. It looks as though am now being quoted double. Am I right to be tempted to shop around for an alternative conveyancer?

The quote is slightly on the high side. If you you were to look around you may be able to reduce the fees slightly by say a hundred pounds. That being said, assuming were satisfied with the service the firm offered you mightcome to rue choosing an an untested lawyer. Remember to check that the firm can also act for Bank of Ireland. Do make use of our search tool to select a Swanage conveyancing firm on the Bank of Ireland approved list of lawyers, which can often include conveyancing solicitors in Swanage.

Finally the sale completed on my house in Swanage last November but my buyer keeps texting me to moan that their conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your lawyer should deliver the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also send confirmation that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion requirements peculiar conveyancing in Swanage.

I own a renovated Edwardian house in Swanage. Conveyancing lawyer represented me and Halifax. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swanage 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 position with the conveyancing solicitor who carried out the work.

Just had an offer accepted on a new build apartment in Swanage. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Swanage

    Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

I have recently realised that I have 62 years remaining on my flat in Swanage. I need to extend my lease but my freeholder is absent. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. In some cases a specialist may be useful to try and locate and to produce a report to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Swanage.

Leasehold Conveyancing in Swanage - Examples of Questions you should consider before Purchasing

    This information is useful as a) areas can result in problems for the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the tenants have an issue with the running of the building you will want to have full disclosure How many of the leaseholders are in arrears for their service charge payments? Many Swanage leasehold flats will incur a service charge for maintenance of the block set by the landlord. Where you acquire the property you will have to meet this liability, usually quarterly during the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a ground rent for you to pay annual, ordinarily this is not a large figure, say approximately £50-£100 but you should to check as sometimes it could be many hundreds of pounds.

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