AssumingI were to buy a straightforward housein Wimborne Minster mortgage fee and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Wimborne Minster?

The sole reduction in fees you would achieve is the Wimborne Minster conveyancing searches. The conveyancer still got to do everything else - money laundering, liaising with your vendors conveyancing practitioner, SDLT submission, register the property etc. You might save a bit for them not having to register a charge however it won't be a lot.

I am in the process of mortgaging my property in Wimborne Minster, does my lawyer have to be on the Lloyds Solicitor panel?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am purchasing a property in Wimborne Minster. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?

Given that your lender is Yorkshire BS your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Yorkshire BS where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Wimborne Minster.

We expect to receive a DIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Wimborne Minster solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Wimborne Minster solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being pedantic. The Wimborne Minster solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Wimborne Minster 10 years ago are no longer around. What are my next steps?

Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the appropriate documentation so you can buy or sell your house without any difficulty. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your premises.

Expecting to sign contracts shortly on a basement flat in Wimborne Minster. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Wimborne Minster should include some of the following:

You need to be told what is to be regarded as a Nuisance as far as the lease is concerned Defining your rights in relation to the communal areas in the building.For instance, does the lease provide for a right of way over a path or hallways? Who has the liability for maintaining the window frames The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark Where does the liability rest to repair and maintain the block. It is important that you know which party is liable for the repair and maintenance of all parts of the block and communal areas

I bought a basement flat in Wimborne Minster, conveyancing having been completed May 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Wimborne Minster with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2101

With 76 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.