Unfortunately I am unable to travel far from Poole. Is there a reason why all Poole lawyers aren't included on all bank panels?

Lenders normally restrict either the nature or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm needs to have two or more partners. As well as restricting the nature of firm, some banks decided to reduce the size of their panel they permit to represent them. You should note that building societies have no accountability for the quality of service provided by any Poole property lawyer on their approved list. Property fraud was the main trigger for the reduction of conveyancing panels a few years ago even though there are opposing opinions concerning whether solicitors sat at the center of that fraud. Data published by HM Land Registry indicates that thousands of law practices only carry out less than three conveyances annually. Those vindicating conveyancing panel cuts ask why law firms deserve any entitlement to remain on a conveyancing panel when clearly conveyancing is not their primary expertise?

I am purchasing a property and need a conveyancing solicitor in Poole who is on the Platform Home Loans Ltd conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Poole. We dont recommend any particular firm.

My wife and I are purchasing a apartment in Poole. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to send funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We expect to receive a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Poole solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Poole solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

After much negotiation I have agreed a price on an apartment in Poole. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Poole?

Many commercial conveyancing solicitors in Poole will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Poole. The report 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 Poole.

For every commercial conveyancing transaction in Poole it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Poole commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Poole.

Harry (my fiance) and I may need to rent out our Poole garden flat for a while due to a new job. We used a Poole conveyancing practice in 2003 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

A lease governs relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Poole do not prevent subletting altogether – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I invested in buying a ground floor flat in Poole, conveyancing formalities finalised in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Poole with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease ends on 21st October 2087

With only 63 years left to run the likely cost is going to span between £16,200 and £18,600 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.