We are a couple about to exchange contracts for a ground floor flat in Boscombe. We have hit a problem. Our mortgage offer with Santander expires on 24/9/2024 but the sellers are putting forward a completion date of 26/9/2024. Can one prolong the loan offer?

The person best placed to deal with your concern is your lawyer who should determine whether they corresponding with the bank, owner’s conveyancers, estate agents or indeed all parties based on what has gone on in your conveyancing as of today.

We decided to purchase a purpose built apartment in Boscombe with a mortgage from The Mortgage Works.We have a Boscombe conveyancing solicitor but The Mortgage Works says she’s not on their "panel". It seems we are left with little choice but to instruct a The Mortgage Works panel solicitor or keep our preferred solicitor and pay for a The Mortgage Works panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that lawyers needs to be on the The Mortgage Works solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Mortgage Works

A friend recommended that where I am buying in Boscombe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Boscombe conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Boscombe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Boscombe.

It has been 3 months following my purchase conveyancing in Boscombe concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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.

Just had an offer accepted on a new build apartment in Boscombe. Conveyancing is a frightening process 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 can expect your new-build leasehold conveyancing in Boscombe

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.