Please could you recommend a Chelsea Building Society accepted Wimborne conveyancing firm that can complete within 28 days? Would it be better to use a high street Wimborne firm or an internet conveyancer?

We can recommend some very good Wimborne conveyancing firms. Another option is to visit the high street in Wimborne. Approach two or three firms and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your requirements together with your reasons and get an assurance on your deadline. Select the lawyer that appears most efficient.

As someone not used to the Wimborne conveyancing process what is the number one tip you can give me concerning the house moving process in Wimborne

You may not hear this from too many lawyers but conveyancing in Wimborne and elsewhere in Dorset is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the home moving process. E.g., the vendor, estate agent and even potentially the mortgage company. Choosing a lawyer for your conveyancing in Wimborne should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your legal interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties when it comes to the legal assignment of property.

I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to instruct a Wimborne based conveyancing firm?

Do check but the chances are that give you one of their panel lawyers where you accept the "fee-free" offer. Speak to the lender and determine if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Wimborne.

I'm purchasing a new build house in Wimborne with a mortgage from Birmingham Midshires. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my conveyancer about this deal as it may affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Estate agents have just been given the go-ahead to market my garden flat in Wimborne. Conveyancing is yet to be initiated, however I have recently had a quarterly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would as all ground rent and service charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Wimborne Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Are any of leasehold owners in dispute over their service charge liability? It is important to be aware if window replacement or some other significant cost is pending that will be shared between the leaseholders and will dramatically increase the the service fees or require a one time payment.