I am buying a house mortgage free in Poole. I have been living for the previous 20 years in Poole. Conveyancing searches are expensive. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Poole conveyancing searches are non-obligatory. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but he is duty bound to do this. Do take into account; if you are intend to dispose of the house at a future date, it will likely be be of relevance to your prospective buyer what the searches determine. On occasion houses with functional issues can still throw up unpredicted search results. A competent conveyancing solicitor in Poole should be able to give you some practical guidance in this regard.

I am downsizing from our property in Poole and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Poole lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Poole. We have lived in Poole for 5 years we know of no issue. Should we contact our local Authority to seek clarification need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of 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 life insurance to cover that same illness)

I'm purchasing a new build house in Poole with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my lawyer about this extras as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am selling my property. My former conveyancers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Poole if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Poole. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

My step-son is just in the process of moving home, the home loan was agreed last week in principle. One the offer was accepted on apartment we contacted the mortgage company to issue the formal offer. I was shocked to hear that mortgage companies do not accept all conveyancer, they need to be on their approved list, is this right?

Lenders ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Poole lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.