My husband and I are nearing an exchange on a house in Sandbanks and my parents have sent the ten percent deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?

Your conveyancing practitioner is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

My wife and I have a renovated Victorian property in Sandbanks. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Lloyds TSB Bank to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandbanks and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who completed the work.

About to purchase a new build flat in Sandbanks. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Sandbanks

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. 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.

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Sandbanks. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

The majority of houses in Sandbanks are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Sandbanks in which case you should be looking for a Sandbanks conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.

Sandbanks Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

Where a Sandbanks lease has less than 80 years it will have adverse implications on the salability of the flat. Check with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth discovering how much this will be. Remember, in most cases you would need to own the premises for a couple of years before you are entitled to exercise a lease extension. In the main the outlay for major works tend not to be wrapped into the maintenance charges, albeit that a few managing agents in Sandbanks obliged leaseholders to contribute towards a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance.

We are in the midst of a leasehold sale of a flat in Sandbanks. Conveyancing is fine but we are being charged a fortune by the managing agents. So far we have forked out £225 for a leasehold management information and then another £117.20 for responses to questions supplied by the buyers property lawyer.

You will not have any say over the level of the charges for this information however the typical fee for the information for Sandbanks leasehold premises is £380. When it comes to Sandbanks conveyancing sales it is usual for the vendor to cover the costs. The landlord or their agents are not duty bound to address such questions although many will be content to do so - albeit often at exorbitant prices disproportionate to the work involved. Regretfully there is no legislation that requires fixed charges for administrative tasks. Nor is there any statutory time frame by which they are obliged to supply answers.