Should our solicitor be raising questions regarding flooding as part of the conveyancing in Poole.
Flooding is a growing risk for conveyancers dealing with homes in Poole. Plenty of people will buy a house in Poole, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Poole. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover whether the property has historically flooded. If the residence has been flooded in past which is not disclosed by the vendor, then a purchaser may bring a compensation claim stemming from an misleading answer. A buyer’s solicitors will also commission an environmental report. This will indicate whether there is any known flood risk. If so, further inquiries will need to be made.
I used Arc property Solicitors a few years past for my conveyancing in Poole. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Poole of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Poole. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Poole
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
How do I search for a Poole law firm on the Skipton Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the conveyancer.
You can use the search on this website. Please choose the lender and your location and you will see a number of Poole conveyancing lawyers locally. We have listed some Poole conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Skipton Building Society approved list
Last August I purchased a leasehold flat in Poole. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a basement flat in Poole, conveyancing was carried out 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Poole with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2084
With only 58 years unexpired we estimate the premium for your lease extension to range between £23,800 and £27,400 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
Our bank agreed in principle to grant us a mortgage. We have retained a local conveyancer in Poole yesterday. This morning, our broker phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the mortgage company had a say Is this usual?
You are at liberty to use any conveyancing solicitor you prefer to instruct including the said conveyancer in Poole nevertheless if they are not on the your bank's panel you would have to pay an extra fee so the bank can appoint their own conveyancer too. On occasion it is conceivable that your preferred conveyancing firm to get included on to the lender list of approved firms. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Poole on the lender panel. You can go into your local lender branch in Poole. They will know some good conveyancing solicitors in Poole on the bank panel.