We are a couple about to sign contracts for a garden flat in Boscombe. We encountered a snag. The loan offer with Godiva Mortgages Ltd runs out on 28/11/2023 but the vendors are putting forward a completion date of 30/11/2023. Can one extend the loan offer?

The best person to deal with your question is your conveyancer who is in a position to calculate whether they should be discussing with the mortgage company, seller’s solicitors, property agents or indeed all three based on the circumstances your house move to date.

I'm the only recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Boscombe. The Boscombe property was put into my name in August. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in August. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some banks would take a practical view as this obligation primarily exists to capture subsales or the wholesaling and assigning of properties.

How can we know in advance if a Boscombe conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Boscombe obtaining 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 recommend that you speak with the lawyer handling your transaction.

My husband and I have arranged the release of further monies on our mortgage from Skipton as we want to carry out renovations to our home in Boscombe. Are we obliged to select a local Boscombe solicitor on the Skipton conveyancing panel to handle the paperwork?

Skipton would not normally require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Boscombe?

Its becoming the norm that commercial conveyancing solicitors in Boscombe will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Boscombe. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Boscombe.

For each commercial conveyancing transaction in Boscombe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Boscombe commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Boscombe.

Estate agents have just been given the go-ahead to market my garden apartment in Boscombe. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly service charge demand – what should I do?

It best that you clear the maintenance contribution as you normally would given that all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Boscombe Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

How much is the ground rent and service charge? Generally speaking the outlay for major works are not incorporated into the service charges, although some managing agents in Boscombe ask leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. How is the lease structured?

Our lenders have just issued us with a mortgage offer. We are using a long established conveyancer in Boscombe yesterday. This morning, our financial adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the mortgage company had some control over our choice Is this legal?

You are at liberty to choose any conveyencer you want to choose for your conveyancing in Boscombe but if they are not on the your lender's panel you would have to pay additional cost so the bank can instruct their own lawyers. sometimes it is possible your solicitor may apply to get added to the bank panel. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Boscombe on the bank panel. You can go into your high street bank branch in Boscombe. They can recommend conveyancing solicitors in Boscombe on the approved list.