I am looking to buy a flat and require a conveyancing solicitor in Bournemouth who is on the Santander approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Bournemouth. We dont recommend any particular firm.
I just acquired a flat at auction in Bournemouth. Conveyancing is necessary. What is next?
Given that you are now exchanged you should retain a conveyancing solicitor soon as you are facing a pending a drop dead date to complete the deal. All auction property will ordinarily have a bespoke auction pack. This should include evidence of title and search results. If you have purchased leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to hand this to the conveyancer working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete on the on the contractual date .
The formalities of my remortgage has taken place for my property in Bournemouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I can not fathom if my lender requires a lease extension. I have telephoned my Bournemouth bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Bournemouth conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The property lawyer must comply with the CML Handbook section two provisions for your bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our lawyer be raising enquiries concerning flooding during the conveyancing in Bournemouth.
Flooding is a growing risk for solicitors dealing with homes in Bournemouth. Some people will purchase a property in Bournemouth, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a various checks that may be undertaken by the buyer or by their lawyers which should figure out the risks in Bournemouth. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to find out whether the property has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could issue a claim for damages stemming from an inaccurate answer. The buyer’s lawyers should also carry out an enviro report. This should reveal whether there is any known flood risk. If so, additional investigations will need to be made.
My wife and I have a terraced Edwardian house in Bournemouth. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bournemouth and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the work.
I am buying a new build apartment in Bournemouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bournemouth
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I am looking for a flat up to £305k and found one close by in Bournemouth I like with amenity areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Bournemouth suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.