My wife and I are planning to acquire a home in Boscombe and are in fact using a Boscombe conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Royal Bank of Scotland have this afternoon contacted us to inform me that there is now an issue as our Boscombe conveyancer is not on their conveyancing panel. Is this a problem?

If you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Boscombe solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

three months have elapsed since my purchase conveyancing in Boscombe concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build apartment in Boscombe. 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.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Boscombe

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My partner has encouraged me to instruct his conveyancers in Boscombe. Do I follow his recommendation?

Much as we are happy to recommend a Boscombe conveyancing lawyer it’s preferable to select a conveyancing lawyer is to seek guidance from friends or family who have actually experience in using the firm you're considering.

Having checked my lease I have discovered that there are only Sixty One years left on my lease in Boscombe. I now want to get lease extension but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. In some cases a specialist would be useful to try and locate and prepare an expert document which can be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Boscombe.

Leasehold Conveyancing in Boscombe - Sample of Questions you should ask before Purchasing

Is the freehold reversion owned collectively by the tenants? How much is the ground rent and service charge? It would be sensible to find out as much as possible concerning the managing agents as they can either make your living at the property much easier or a lot more difficult. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the upkeep of the communal areas. Enquire of prospective neighbours what they think of their service. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and precisely how they are spending the funds.