I have just been advised by my IFA that my Poole the law firm I have appointed is not on the lender Solicitor panel. What can I do to be certain whether this is indeed the case?
You need to call your Poole lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Poole conveyancing practice that is on the conveyancing panel for your bank.
Me and my partner are purchasing a flat in Poole. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to put money into their account. What is the protection 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 Skipton. I assume I don't need a Poole conveyancer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I recently had an offer accepted on a house in Poole. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the property lawyer contacted me sheepishly admitting that they were not on the Coventry BS 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 Coventry BS 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.
Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a house in Poole?
Unless a prior acquisition of the house completed post 12 October 2013 you may take it that solicitors handling conveyancing in Poole to continue to recommend a chancel search and or chancel repair liability policy.
Are there restrictive covenants that are commonly picked up during 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 am looking for a conveyancing solicitor in Poole for my remortgage. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.
I am employed by a busy estate agency in Poole where we have witnessed a few leasehold sales jeopardised due to short leases. I have been given contradictory information from local Poole conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start 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 has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
Poole Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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If a Poole lease has fewer than eighty years it will impact the salability of the apartment. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you would need to own the premises for 24 months before you are entitled to carry out a lease extension. Is anyone aware of any major works anticipated that could increase the maintenance fees? This question is useful as a) areas can cause problems in the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will need to have all the details