Me and my wife are buying a leasehold flat in Boscombe. My property lawyer is not listed on the bank approved panel. Can I still retain my Boscombe conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
One must use a conveyancing practitioner to complete the formalities when you take out a loan to buy your property. They will carry out all the appropriate due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in order. You could appoint a Boscombe solicitor of your choice. However, if the property lawyer appointed is not a member of the bank solicitor panel additional charges will be incurred as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your conveyancer has not historically sought membership they can do so.
Can you help? My Boscombe conveyancer is informing me me that he has toorder Boscombe conveyancing searches becausethe firm are on the HSBCconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Boscombe conveyancing searches.
I am close to exchanging contracts on the sale of our home in Boscombe and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Boscombe lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Boscombe. Having lived in Boscombe for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I got the keys to my home on 14 January and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Boscombe advises it will be formalised in less than a month. Are transfers in Boscombe particularly slow to register?
As far as conveyancing in Boscombe is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. Currently roughly 80% of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Registration occurs once the buyer has moved in to the property so registration formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Boscombe and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial lessees, granting the a statutory right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Boscombe