Me and my fiance are purchasing residence in Corfe Castle. My lawyer is not listed on the bank solicitor panel. Am I still permitted to appoint my Corfe Castle conveyancing solicitor even though they are not on the bank list of approved lawyers?

One will need to instruct a property lawyer to deal with the formalities if you take out a loan to buy your home. They will carry out all the necessary legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You may appoint a Corfe Castle solicitor of your choosing. However, if the conveyancer selected is not on the bank approved list additional costs will be incurred as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your lawyer has not in the past sought membership they should do so.

My brother and I have recently purchased a house in Corfe Castle. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Corfe Castle?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Corfe Castle. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner fills in a questionnaire referred to as a Seller’s Property Information Form. answers is misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Corfe Castle.

Have just purchased a probate house at auction in Corfe Castle. Conveyancing is needed. What is next?

Now that you are to all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing practitioner as a matter of urgency as you will have a pending deadline in which to complete the property. Every auction property will have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Corfe Castle. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Corfe Castle?

On the day of completion you will not be required to go to the conveyancers office in Corfe Castle. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

Are all Corfe Castle Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?

It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I am employed by a reputable estate agency in Corfe Castle where we see a few flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Corfe Castle conveyancing solicitors. Could you shed some light as to whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Corfe Castle Leasehold Conveyancing - Examples of Queries before buying

Please note that where the lease has no more than eighty years it will affect the value of the apartment. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of how much this would cost. For most Corfe Castlelease extensions you will be be obliged to have owned the premises for a couple of years in order to be legally able to extend the lease. How much is the ground rent and service charge? Are there any major works anticipated that could increase the maintenance costs?

Is it true that a Corfe Castle conveyancing solicitor taken to court by a client for not carrying out the right conveyancing investigations?

We are not aware of such a Corfe Castle conveyancing matter but according to a recent report, a couple buying a property in Cumbria successfully sued their conveyancer as a consequence of development permission to construct a wind farm failing to be picked up in conveyancing searches.

Where you are buying in Corfe Castle It is essential that your solicitor carry out all Corfe Castle conveyancing searches required making sure that you have relevant and up to date information before buying a property.