All was ready to complete my purchase in Wareham next Tuesday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Wareham.

I am buying a terrace house in Wareham. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these alterations are permitted?

Your conveyancer should review the deeds as conveyancing in Wareham can sometimes reveal restrictions in the title deeds which restrict certain changes or necessitated the permission of another owner. Certain extensions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

When it comes to lenders such as Nottingham, do Wareham property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Bank of Ireland have agreed my home loan in principle, my bid on a property in Wareham has been agreed to, what are the next steps?

Your property agent will need to be advised as to your solicitor's details (ensure that the solicitors are on the lender’s approved list). Telephone Bank of Ireland or your financial adviser and complete any outstanding paperwork. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Bank of Ireland will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wareham.

Are there restrictive covenants that are commonly identified during conveyancing in Wareham?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Wareham. 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 do I locate a Wareham law firm on the The Mortgage Works conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.

You can use the search on this website. Please pick a bank and your location and you will see a number of Wareham conveyancing lawyers locally. We have listed some Wareham conveyancing firms towards the end of this page and you can contact them to verify whether they are on the The Mortgage Works panel

Back In 2009, I bought a leasehold house in Wareham. Conveyancing and Leeds Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Wareham who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Wareham conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a basement flat in Wareham, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Wareham with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ends on 21st October 2105

You have 80 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.