We are nearing an exchange on a flat in Sandbanks and my parents have sent the 10% deposit to my conveyancing practitioner. I am now advised that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?

Your conveyancer is duty bound to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Sandbanks. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?

Where you plan to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

I completed on my house on 1 March and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Sandbanks advises it will be formalised in a couple of weeks. Are titles in Sandbanks uniquely lengthy to register?

As far as conveyancing in Sandbanks is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today in the region of three quarters of such applications are completed within two weeks but occasionally there can be protracted hold-ups. Historically registration is effected after the new owner has moved in to the property thus post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Are there any apps to help identify a Sandbanks law firm on the Alliance & Leicester conveyancing panel? I am a keen cyclist and am prepared to travel upto 25miles to meet the solicitor.

You can use the tool on this website. Please choose the lender and your location and you will see a number of Sandbanks conveyancing lawyers based on proximity. We have detailed some Sandbanks conveyancing firms at the bottom of this page and you can contact them to check if they are on the Alliance & Leicester panel

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Sandbanks. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

Most houses in Sandbanks are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are buying in Sandbanks so you should seriously consider looking for a Sandbanks conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.

Leasehold Conveyancing in Sandbanks - Sample of Queries Prior to Purchasing

For many Sandbanks leaseholds the cost for major works are not included within maintenance charges, although a few managing agents in Sandbanks obliged leaseholders to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. What is the maintenance charge and ground rent on the property? Make sure you find out if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Sandbanks. If you like the propertyin Sandbanks however your dog can’t make the move with you then you will be faced hard compromise.