Our lender has suggested a law firm on their panel based in Swanage but I would rather use a conveyancing lawyer in Swanage or nearer to where I live. Are you able to help?

It is by no means the case that all Swanage conveyancing practitioners are approved and listed on all banks conveyancing panel. Please make use of the above search tool to locate a Swanage conveyancing firm on the on the bank panel.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a residence in Swanage?

Unless a previous purchase of the property took place post 12 October 2013 you may expect conveyancing practitioners carrying out conveyancing in Swanage to continue to recommend a chancel search and or chancel repair liability policy.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Swanage I like with amenity areas and transport links in the vicinity, however it's only got 49 remaining years left on the lease. I can't really find anything else in Swanage in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I today plan to offer on a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Swanage. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Swanage are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Swanage so you should seriously consider shopping around for a Swanage conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your lawyer will advise you fully on all the issues.

I own a 2 bed flat in Swanage, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Swanage with over 90 years remaining are worth £202,000. The ground rent is £60 levied per year. The lease terminates on 21st October 2082

With 56 years unexpired the likely cost is going to span between £29,500 and £34,000 plus legals.

The figure above 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 tribunal or court proceedings. There may be additional 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 placing reliance on this information without first seeking the advice of a professional.

I am hoping to sell a garage which is on a separate legal title at HMLR and hope to get 22k, to clear debts. There is a mortgage with Nottingham. Can you recommend an inexpensive conveyancing practitioner as the conventional £800-1000 diminishes the return somewhat. Although I live in Swanage I dont need to appoint a Swanage property lawyer.

LenderPanel.com is limited to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Nottingham in certain areas for example Swanage . Our intention is not to recommend any particular property lawyer.