I have todaybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Boscombe for a purchase of a leasehold apartment 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Boscombe conveyancing specialists.

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Boscombe for under £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Boscombe, including the disposal and acquisition of businesses as well as simply premises. If you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or telephone so as to enable us to provide you with a fixed commercial conveyancing quote.

My cousin has encouraged me to appoint his lawyers for conveyancing in Boscombe. Do I follow his recommendation?

No doubt the ideal way to find a conveyancing practitioner is to seek recommendations from friends or relatives who have experience in using the solicitor that you are considering.

Helen (my wife) and I may need to sub-let our Boscombe ground floor flat temporarily due to a career opportunity. We used a Boscombe conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Boscombe do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a split level flat in Boscombe, conveyancing having been completed in 2010. How much will my lease extension cost? Corresponding flats in Boscombe with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2076

With 51 years unexpired we estimate the price of your lease extension to range between £30,400 and £35,200 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

My husband and I are hoping to buy a four bedroom maisonettein Boscombe with a loan from a mortgage company. We wish to instruct our lawyer in Boscombe but our mortgage company inform us now that she’s not listed on their "panel". It seems we have little choice but to instruct from the our lender panel firms or keep our Boscombe solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most lenders had open panels, including many conveyancing solicitors in Boscombe : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your bank.