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Conveyancing in Charmouth : Keep it Local

Reasons to use our Charmouth conveyancing solicitors

  • 1 Using a a family Solicitor generally means that you will receive a more personalised service. Sometimes when dealing with a an online conveyancing factory, your matter is handled by a team of people who who update you by determining whether the ‘computers says no’.
  • 2 Solicitor conveyancing lawyers have excellent personal connections with Charmouth estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 3 The practices shown on our web pages have a variation of conveyancing practitioners, legal executives and support staff handling thousands of conveyancing matters each year.
  • 4 The hallmark of our conveyancing solicitors in Charmouth is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the level of professionalism you would hope for.
  • 5 Charmouth lawyer are the key to a successful Charmouth home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move

Examples of recent conveyancing in Charmouth since March 2022*

Disposal

of house premises, Church Street, DT7 3TS completing on 18/03/2022 at a price of £295,000. The legal transfer of property included amongst the various tasks: drafting the sale agreement and Transfer, agreeing completion date with parties, setting up the completion formalities

Transfer

of detached residence premises, Fore Street, TA20 4PP completing on 18/03/2022 at a price of £295,000. The legal transfer of property included amongst the various tasks: agreeing completion date with parties, preparing statement detailing charges, setting up the completion formalities

Recently asked questions about conveyancing in Charmouth

I am purchasing a house mortgage free in Charmouth. I have lived for the last dozen years in Charmouth. Conveyancing searches are expensive. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the Charmouth conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to do this. One thing to bear in mind; if you are intend to sell the house at a future date, it will likely be be of relevance to your future buyer what the searches reveal. Sometimes properties with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Charmouth should be able to give you some helpful advice concerning this.

There are plenty of conveyancing solicitors in Charmouth but how do I know who I should use?

Do not opt for the lowest Charmouth conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

Last month we had a mortgage agreed in principle with Principality. Charmouth conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Principality?

Some lenders take longer than others. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Charmouth bank branch on various occasions and was reassured it wasn't a problem and they would lend. My Charmouth conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their specific requirements. Who do I believe?

Provided that the solicitor is on the lender approved list, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should our lawyer be asking questions regarding flooding during the conveyancing in Charmouth.

Flooding is a growing risk for lawyers dealing with homes in Charmouth. There are those who acquire a property in Charmouth, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be undertaken by the buyer or by their conveyancers which should figure out the risks in Charmouth. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer may commence a compensation claim as a result of such an misleading reply. A purchaser’s solicitors will also conduct an environmental report. This will reveal whether there is any known flood risk. If so, additional investigations should be carried out.

I am purchasing a new build house in Charmouth with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my solicitor about the side-deal as it will jeopardize my mortgage with Barnsley Building Society. Should I keep quiet?.

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 leasehold apartment up to £195,000 and identified one close by in Charmouth I like with open areas and transport links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Charmouth in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I work for a reputable estate agency in Charmouth where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Charmouth conveyancing firms. Can you confirm whether the owner of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a leasehold flat in Charmouth, conveyancing was carried out September 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Charmouth with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease expires on 21st October 2079

You have 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Last updated

Sample of conveyancing solicitors in Charmouth regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Charmouth but also conveyancing throughout England and Wales.

  • Beviss & Beckingsale, Law Chambers, Silver Street, Axminster, Devon, EX13 5AH
  • Scott Rowe Limited, Chard Street, Axminster, Devon, EX13 5DS
  • Milford & Dormor, Silver Street, Axminster, Devon, EX13 5AJ

Commercial Conveyancing solicitors in Charmouth regulated by the SRA

The list below is a non-comprehensive list of solicitors in Charmouth practicing in commercial conveyancing in Charmouth. This could include advice on commercial leases including all matters relating to landlord and tenant law
  • Beviss & Beckingsale, Law Chambers, Silver Street, Axminster, Devon, EX13 5AH
  • Scott Rowe Limited, Chard Street, Axminster, Devon, EX13 5DS

Transfer of Equity conveyancing in Charmouth usually includes the following:

  • Taking instructions from parties involved
  • Investigating the title to the property
  • Representing mortgage company (where relevant)
  • Agreeing the terms of the transaction
  • Preparing the Transfer or approving the Transfer deed
  • Negotiating amendments to the draft Transfer
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring funds to the appropriate parties
  • Completing and submitting to HM Revenue and Customs the appropriate stamp duty forms and payment
  • Registering the transfer of ownership and the home loan (if applicable) at the HMLR.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.