Am I correct in assuming that the fact that my solicitor in Poole is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Poole conveyancing firm and enquire why they are no longer on the approved list for your bank.
We are planning to move property in June. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Poole. Conveyancing firm was found prior to coming across your page.
On the afternoon of completion you can pick up the keys from the estate agent however this should only occur once the vendors solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you should advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a residential property solicitor in Poole or a legal practice that specialises in conveyancing in Poole.
We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Poole solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Poole solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I have decided to exercise my right to buy my property in Poole off the council. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Various online forums that I have come across warn that are the primary reason for delay in Poole conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Poole.
Are there restrictive covenants that are commonly identified as part of conveyancing in Poole?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Poole. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Poole differ for newly converted properties?
Most buyers of new build residence in Poole approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Poole usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Poole or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 impact my business property in Poole and how can you help?
The particular law that you refer to gives a safeguard to commercial leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Poole is one of the numerous locations in which the firms we work with have offices