Can you suggest a Britannia allowed Swanage conveyancing firm who can have us moved in within a very limited time frame? Am I best advised to unstruct a high street Swanage firm or an online firm?

We can recommend some very good Swanage conveyancing firms. You can also walk up the main road in Swanage. Visit two or three firms and request to speak with a conveyancing solicitor for a quote. Discuss your deadline together with the reasons and ask for an assurance on your deadline. Select the one that genuine.

The deeds to our house are lost. The conveyancers who conducted the conveyancing in Swanage 10 years ago are no longer around. Will I be able to sell the house?

As long as the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, find your property and get current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

Just had an offer accepted on a new build flat in Swanage. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Swanage

There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Swanage is where the house is located. Can you shed any light on this issue?

Flying freeholds in Swanage are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanage 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 Swanage may decide 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 property.

Can you offer any advice when it comes to appointing a Swanage conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Swanage conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Swanage conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

Can they put you in touch with clients in Swanage who can give a testimonial? If they are not ALEP accredited then what is the reason?

I am the registered owner of a garden flat in Swanage, conveyancing was carried out May 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Swanage with a long lease are worth £265,000. The ground rent is £50 per annum. The lease terminates on 21st October 2100

With only 76 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.