Please help. My Boscombe solicitor is advising me that he is legally obliged toconduct Boscombe conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Boscombe conveyancing searches.
Can I be sure that the Boscombe conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Boscombe seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
The formalities of my remortgage has taken place for my property in Boscombe. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
UBS have agreed my mortgage in principle, my offer on a property in Boscombe has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Telephone UBS or the broker and finalise any relevant forms. UBS will appoint a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Boscombe.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Boscombe is where the house is located. Can you offer any guidance?
Flying freeholds in Boscombe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boscombe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscombe may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Boscombe and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial lessees, giving them the dueness to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Boscombe
Should I use a Boscombe conveyancing lawyer who is local to the property I am hoping to buy? An old friend can perform the legal formalities however her office is 200kilometers away.
The primary upside of using a high street Boscombe conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and on the whole were content that must outweigh using an unfamiliar Boscombe conveyancing solicitor solely due to them being based in the area.