Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Poole so that I can pop in to their offices when needed.

As opposed to 12 years ago, the vast majority lenders no longer oblige their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply ID documents and there are still distinct benefits to instructing a local ayer, in your situation a conveyancing solicitor in Poole.

My aunt advised me that in buying a property in Poole there may be a number of restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in Poole which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Poole should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it correct that all Poole CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?

It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

I have instructed a Poole conveyancing practitioner having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Poole surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Should my conveyancer be raising questions about flooding as part of the conveyancing in Poole.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Poole. Plenty of people will purchase a house in Poole, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Poole. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to find out whether the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may bring a compensation claim resulting from an incorrect answer. A purchaser’s solicitors will also commission an enviro report. This will disclose whether there is any known flood risk. If so, further inquiries should be carried out.

I am buying a new build flat in Poole. Conveyancing is necessary evil 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 are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Poole

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

How do I search for a Poole conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 25kilometers to meet the solicitor.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Poole and you will see a number of lawyer located nearest Poole. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.