My nephew is buying a new build apartment in Wareham with a home loan from Yorkshire BS. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Wareham. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?

Where you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.

My wife and I buying a end of terrace house in Wareham. We would like to convert the garage to a playroom at the house.Will the conveyancing process involve checks to ascertain if these alterations are permitted?

Your conveyancer should check the deeds as conveyancing in Wareham will occasionally reveal restrictions in the title documents which prohibit categories of works or need the consent of another owner. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

When it comes to lenders such as Santander, do Wareham conveyancing practitioners incur an annual charge to be on the list of approved solicitors?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Barclays have agreed my mortgage in principle, my offer on a house in Wareham has been agreed to, what are the next steps?

The estate agent will want to be informed of your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s approved list). Contact Barclays or your broker and finish off any appropriate documentation. Barclays will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Barclays will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wareham.

Hoping to buy a property located in Wareham and I am already nervous. I couldn't find anything specific about Wareham. Conveyancing will be needed in due course but do you know about the Wareham area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Wareham. In the meantime here are some basic statistics that we found

I am intending to rent out my leasehold flat in Wareham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the freeholder and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Wareham do not prevent subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I invested in buying a studio flat in Wareham, conveyancing was carried out December 2005. Can you work out an approximate cost of a lease extension? Similar flats in Wareham with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2101

With only 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.