My husband and I have arranged the release of further funds on our home loan from Coventry BS as we intend to carry out alterations to our home in Ferndown. Do we need to choose a local Ferndown solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

My wife and I are spending time viewing houses in Ferndown and I am now considering a potential offer. Is it advisable to have a property lawyer on ‘stand by’? I am planning to take a home loan with Nottingham.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are seeking a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.

About to purchase flat in Ferndown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ferndown lawyer is on the Coventry BS conveyancing panel.

A relative recommended that if I am purchasing in Ferndown I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Ferndown conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Ferndown around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Ferndown.

Are there restrictive covenants that are commonly picked up during conveyancing in Ferndown?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ferndown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Ferndown differ for new build properties?

Most buyers of new build premises in Ferndown contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Ferndown typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ferndown or who has acted in the same development.

Expecting to exchange soon on a ground floor flat in Ferndown. Conveyancing lawyers inform me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Ferndown should include some of the following:

Details of the parties to the lease, for example these could be the leaseholder, superior lessor, landlord Specifying your legal entitlements in relation to the communal areas in the block.By way of example, does the lease grant a right of way over an accessway or hallways? Rent payments - how much and when you need to pay, and be on notice if this is subject to change You should know whether the lease permits you to alter or improve aspects of the premises- you must be made aware as to whether it applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Who has the liability to repair and maintain the building. It is essential that you know who is liable for the repair and maintenance of every part of the building

I inherited a 1st floor flat in Ferndown, conveyancing having been completed 10 years ago. 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 Ferndown with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2076

With only 51 years left to run we estimate the price of your lease extension to range between £30,400 and £35,200 as well as costs.

The suggested premium range that we have given is 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 the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.