Our solicitor has uncovered a defect with the lease for the flat we are purchasing in Boscombe. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer has advised that he must ensure that the bank is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

We wanted to use a conveyancing solicitor in Boscombe for our house purchase. Our broker has since notified us that our mortgage company HSBC Bank won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Boscombe conveyancing firms would have been on many lender panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms relating to their operations and their employees as well as set certain criteria such a completing on a minimum number of transactions. Many Boscombe conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Boscombe is one of the hundreds of locations where the conveyancers showing on our search results are are approved HSBC Bank.

I am planning to move home in July. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Boscombe. Conveyancing lawyer was chosen before I stumbled across this website.

On the day of completion you can pick up the house keys from your selling agent however this should only be done once the sellers conveyancers advise the agent that they have the completion monies and the keys can be released. You can advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can assist you in finding a residential property solicitor in Boscombe or a firm with expertise in conveyancing in Boscombe.

Is it the case that all Boscombe solicitors on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.

We had appointed conveyancing lawyers locally in Boscombe on the Lloyds solicitor approved list. They have just billed me a supplemental charge for dealing with the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Lloyds but by your Boscombe conveyancer. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee and others do not.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Boscombe?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Boscombe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a new build flat in Boscombe. Conveyancing is a frightening process 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 conveyancing.

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

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.