I'm in the process of swapping over from my current residential mortgage to a Buy to Let Skipton Building Society mortgage. I have been informed by my broker that I require a lawyer as part of the process. I had a chat my previous Wimborne conveyancing solicitor who dealt with the legals when I initially bought the house. The pricing estimate issued of £470 has taken me by surprise as its a remortgage than a sale or purchase.

The estimate does seem a tad on the high side. If you are content to spend time scrutinising costs you might reduce the fees slightly by as much as £125. On the other hand, assuming were content with the service the firm provided you couldlive to rue opting for an an untested conveyancer. Remember to enquire that the conveyancer can also act for Skipton Building Society. Do make use of our search tool to get a quote a Wimborne conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Wimborne.

When it comes to lenders such as RBS, do Wimborne conveyancers face a fee to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have a mortgage with Kent Reliance for my property in Wimborne. Conveyancing was finalised months ago. Should I wish 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 Kent Reliance?

Kent Reliance must be informed of your intention in advance of renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wimborne bank branch on a couple of occasions and was reassured it wasn't a problem and they would lend. My Wimborne conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their specific requirements. Who do I believe?

Provided that the solicitor is on the bank panel, she or he must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am purchasing a new build house in Wimborne with a mortgage from Leeds Building Society. The builders refused to budge the price so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my conveyancer about the side-deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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 looking for a conveyancing solicitor in Wimborne for my house move. Can I see a firm’s complaints history with the legal regulator?

Anyone may review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded call for training requirements.

I would like to rent out my leasehold apartment in Wimborne. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Notwithstanding that your previous Wimborne conveyancing lawyer is no longer around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of prior permission. Such consent should not be unreasonably withheld. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

I am the registered owner of a studio flat in Wimborne, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding properties in Wimborne with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2090

You have 65 years remaining on your lease we estimate the price of your lease extension to range between £13,300 and £15,400 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.