We note that you have a post code search directory listing firms on the Aldermore conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Verwood?

We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Verwood.

I am assisting my niece sell her house in Verwood. Does the conveyancer order an energy performance certificate or should I organise this?

After the demise of Home Packs, EPC’s was kept a mandatory part of moving property. An energy assessment needs to be commissioned prior to the property being marketed. This is not something that solicitors ordinarily organise. Where you are instructing a Verwood conveyancing lawyer they may be able to arrange EPC’s due to their contacts with reputable Verwood energy assessors

I have a mortgage with Aldermore for my property in Verwood. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being problematic. The Verwood solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing a new build house in Verwood benefiting from help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my lawyer about the deal as it could adversely affect my mortgage with Barclays . Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Verwood I like with a park and station nearby, however it only has 51 remaining years left on the lease. There is not much else in Verwood in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

My wife and I may need to rent out our Verwood ground floor flat temporarily due to taking a sabbatical. We instructed a Verwood conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

Even though your last Verwood conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to obtain consent via your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior permission. Such consent must not not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I own a basement flat in Verwood, conveyancing formalities finalised March 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Verwood with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2101

You have 76 years left to run the likely cost is going to be between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.