Having been told to check out your company we were about to go ahead with a conveyancing solicitor in Charmouth recommended by you but have come across alternative quotes on the internet seem less expensive – how come?

One can find many firms of websites promoting pretending to offer cheap conveyancing, yet more often than not supplementalcosts end up with the closing invoice being inflated. Conveyancers are obliged to make sure that costs outlined in terms and conditions should be equitable invoiced The law firms that we put forward for conveyancing in Charmouth specify all legal fees for the property you intend tobuy.

Our Charmouth conveyancer has spotted an inconsistency when comparing the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor says that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

This question may be naive but I am unexperienced as FTB of a garden flat in Charmouth. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Charmouth?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

I am purchasing a 4 bedroom semi-detached house in Charmouth. The intention is to an extension at the rear at the property.Will legal conveyancing on the property include checks to ascertain if these works are prohibited?

Your conveyancer will check the deeds as conveyancing in Charmouth will on occasion reveal restrictions in the title documents which prohibit certain alterations or necessitated the permission of another owner. Some works call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Charmouth building society branch on various occasions and was told they are content with the situation and they would lend. My Charmouth conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. Who do I believe?

As long as the solicitor is on the lender panel, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Charmouth. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Charmouth ?

The majority of houses in Charmouth are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Charmouth so you should seriously consider looking for a Charmouth conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should report to you on the legal implications.

I bought a 1 bedroom flat in Charmouth, conveyancing formalities finalised May 2012. 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 properties in Charmouth with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2097

You have 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

My mortgage broker has suggested using their solicitor for my conveyancing in Charmouth - Surely it’s advisable to just use them?

It is not always the case and you are free to opt for whichever conveyancing practitioner you prefer for your Charmouth home move. A property lawyer suggested by a 3rd party adviser may not necessarily be the best conveyancing practitioner, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.