Is the fact that my solicitor in Bournemouth is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bournemouth conveyancing firm and enquire why they are no longer on the approved list for your lender.
I acquired my flat on 4 November and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Bournemouth said it would be registered inside ten days. Are titles in Bournemouth uniquely lengthy to register?
There is nothing unique about conveyancing in Bournemouth registration formalities. Rather than based on location, timescales can adjust according 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 roughly 80% of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Registration occurs after the new owner is living at the property so 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
I am buying a new build flat in Bournemouth. Conveyancing is a frightening process 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.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bournemouth
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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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Bournemouth I like with a park and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Bournemouth in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I have been advised by three or four local property agents in Bournemouth to find a solicitor on your site. Is there a financial upside for Estate Agents to recommend your services rather than a competitor’s?
We refuse to make any referral fee for directing people to this site. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Am I best advised to instruct a Bournemouth conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can carry out the conveyancing however her office is approximately 350miles drive away.
The benefit of a high street Bournemouth conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that should outweigh using an unknown Bournemouth conveyancing lawyer just because they are local.