I am the only recipient of my late father’s estate and I have everything in my name now, including the house in Swanage. The Swanage property was put into my name in July. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the property in July. Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a sensible view as this requirement chiefly exists to pick up on the purchase and immediately sell or the quick reselling of properties.

When it comes to mortgage companies such as Principality, do Swanage property lawyers have to pay an annual charge to be on the list of approved solicitors?

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

We have agreed to purchase a house in Swanage. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

Given that your lender is Aldermore your lawyer must follow the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Swanage.

I'm buying my first flat in Swanage benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not to tell my lawyer about this deal as it will adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Swanage is the location of the property. Can you shed any light on this issue?

Flying freeholds in Swanage are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swanage you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanage may determine 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.

How easy is it to switch conveyancer as I have to appoint a firm on the Skipton Building Society conveyancing list. I hired a local conveyancing solicitor in Swanage round the corner but he is not accepted by Skipton Building Society

It would be our pleasure to help you find a conveyancing solicitor in Swanage on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Swanage. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise costs for conveyancing solicitors in Swanage and beyond.

When it comes to leasehold conveyancing in Swanage what are the most common lease problems?

Leasehold conveyancing in Swanage is not unique. All leases are individual and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Norwich and Peterborough Building Society, and Barclays Direct all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

I own a 1st floor flat in Swanage, conveyancing was carried out January 2004. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Swanage with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease ends on 21st October 2076

With just 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.