I am considering applying for a mortgage for purchase of a newly converted (under development) in Hamworthy with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

How does conveyancing in Hamworthy differ for newly converted properties?

Most buyers of new build premises in Hamworthy come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Hamworthy typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hamworthy or who has acted in the same development.

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

Flying freeholds in Hamworthy are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hamworthy you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hamworthy 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 residence.

I am on look out for some leasehold conveyancing in Hamworthy. Before diving in I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Hamworthy - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a split level flat in Hamworthy, conveyancing was carried out 3 years ago. 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? Corresponding flats in Hamworthy with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

Is there a reason that Hamworthy conveyancing costs are higher for leasehold and freehold properties?

Leasehold conveyancing in Hamworthy more often than not will involve additional work such as fully examining the lease, liaising with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.