My husband and I are planning to acquire a house in Wimborne Minster and are in fact using a Wimborne Minster conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. HSBC Bank have this morning contacted us to inform me that there is now an issue as our Wimborne Minster solicitor is not on their approved list of lawyers. Is this a problem?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Wimborne Minster lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

There is lots of information on this site concerning conveyancing in Wimborne Minster but what is your top tip for choosing the right conveyancer in Wimborne Minster

We would encourage you not to go for the lowest Wimborne Minster conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My bid for a property was accepted at auction in Wimborne Minster. Conveyancing is needed. What are my next steps?

Given that you are now exchanged you must retain a conveyancing lawyer as a matter of urgency as you will have a tight a drop dead date to complete the purchase. All auction property should have a corresponding legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.

Does a directory service exist listing UBS panel conveyancers in Wimborne Minster on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. Where you are seeking to appoint a Wimborne Minster conveyancing practitioner on the UBS please use our tool.

A colleague recommended that if I am buying in Wimborne Minster I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Wimborne Minster conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Wimborne Minster around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wimborne Minster Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Wimborne Minster.

I am buying a new build apartment in Wimborne Minster. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Wimborne Minster

Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the guidance of my in-laws I had a survey completed on a property in Wimborne Minster prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will refuse to grant a mortgage on such a house.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wimborne Minster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wimborne Minster to see if the conveyancing costs will increase in light of this.