My fiance’s step-father is a conveyancing practitioner. I suspect that I can be offered preferential fee for conveyancing, However if that does not come through, what kind of fees should I be expecting for conveyancing in Dorset?

You should contrast pricing. Do use our search tool on this site. You will notice that prices may contrast greatly but the service one can expect are distinct between law firms as is the case with the vast majority of professional services.

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Dorset.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Dorset. There are those who purchase a house in Dorset, fully 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, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a numerous searches that may be undertaken by the purchaser or by their lawyers which will give them a better appreciation of the risks in Dorset. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to find out whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a buyer could issue a compensation claim as a result of such an misleading response. A purchaser’s solicitors may also carry out an environmental report. This should higlight whether there is any known flood risk. If so, further inquiries should be made.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who conducted the conveyancing in Dorset 5 years ago no longer exist. What do I do?

Nowadays there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the suitable paperwork so you may buy or dispose of your property without a hitch. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your property.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Dorset is the location of the property. Is there any advice you can give?

Flying freeholds in Dorset are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dorset you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dorset may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Frank (my husband) and I may need to sub-let our Dorset garden flat temporarily due to taking a sabbatical. We instructed a Dorset conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Dorset do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a split level flat in Dorset, conveyancing was carried out in 2000. 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? Similar flats in Dorset with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease runs out on 21st October 2090

With only 66 years unexpired we estimate the price of your lease extension to span between £12,400 and £14,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.