As someone unfamiliar with conveyancing in Poole what’s the number one tip you can give me for the ownership transfer in Poole
You may not hear this from too many lawyers but conveyancing in Poole and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for friction between you and others involved in the legal transfer of property. For example, the vendor, selling agent and sometimes a mortgage company. Choosing a solicitor for your conveyancing in Poole is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to act in your legal interests and to protect you.
Sometimes a potential adversary may try and persuade you that you should follow their advice. For instance, the property agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your mortgage broker may tell you to do take action that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
Please explain the implications if my lawyer’s firm is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Poole?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I are buying a house in Poole. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Poole solicitor on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Poole. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am purchasing a house and the conveyancer has identified Chancel Repair to which the property may be liable as it falls into the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in Poole
Unless a prior purchase of the premises completed after 12 October 2013 you can assume that solicitors handling conveyancing in Poole to remain encouraging a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Poole?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Poole. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been advised by a couple of local estate agents in Poole to choose a property lawyer on your site. What’s the financial upside for Estate Agents to offer your lawyers over a competitor’s?
We refuse to make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.