Just been in touch with my conveyancing solicitor in Bridport who completed the legal work two years ago asking for a conveyancing quote based on an identical type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a mortgage from Virgin Money. I am now being charged twice the amount. Better the devil I know or should I seek out a cheaper internet firm of conveyancing solicitor?

The estimate does seem a little steep. Where you are willing to expend time comparing prices you might get the conveyancing a bit cheaper by as much as £125. That being said, providing that you were happy with the service the firm gave you couldlive to regret choosing an an unknown lawyer. Remember to be sure that the conveyancer can represent Virgin Money. You can employ our search tool to locate a Bridport conveyancing firm on the Virgin Money member panel, which can often include conveyancing solicitors in Bridport.

We expect to receive a DIP from Yorkshire BS 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 Yorkshire BS recommend any Bridport solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

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

I have a mortgage with HSBC for my property in Bridport. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

You must advise HSBC prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.

Lloyds have agreed my home loan in principle, my bid on a apartment in Bridport has been accepted, what happens next?

The property agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Telephone Lloyds or the broker and finish off any outstanding forms. Lloyds will appoint a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Lloyds will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bridport.

Should my solicitor be raising questions concerning flooding as part of the conveyancing in Bridport.

Flooding is a growing risk for solicitors dealing with homes in Bridport. Some people will purchase a property in Bridport, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Bridport. The standard property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer could bring a claim for damages as a result of such an inaccurate answer. A buyer’s conveyancers will also carry out an enviro report. This should reveal if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

I'm buying my first flat in Bridport with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my lawyer about the extras as it would adversely affect my mortgage with National Westminster Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am using a search engine for the term cheap conveyancing in Bridport it shows results of numerous property lawyersin the area. How do I determine which is the suitable property lawyer for purchase transaction?

The best way of finding the right conveyancer is through a personal referral, so ask friends and those you trust who have purchased a property in Bridport or a reputable estate agent or mortgage broker. Costs for conveyancing in Bridport vary, so it's a good idea to secure a minimum of four fee calculations from different conveyancers. Dont forget to clarify that the fees are fixed.