My financial adviser has requested my Wimborne Minster law firm’s panel member for the HSBC conveyancing panel. What is the best way to discover this. I have contacted my local Wimborne Minster office but they have not responded to me.

The sensible thing to do is ask for this information from your Wimborne Minster conveyancing practitioner . Most Wimborne Minster conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Do the Building Society Association intend to launch a search tool with a view to list law firms on the Earl Shilton BS conveyancing panel for example in Wimborne Minster?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

There are numerous conveyancing solicitors in Wimborne Minster but how do I know who I should use?

We would encourage you not to go for the lowest Wimborne Minster conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I are in the throws of looking at apartments in Wimborne Minster and I am about to put in an offer. Is it advisable to have my conveyancing practitioner on ‘stand by’? I am planning to take a home loan with Bank of Ireland.

It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

It is not clear whether my bank requires a lease extension. I have called my Wimborne Minster building society branch on numerous occasions and was told it wasn't an issue and they would lend. My Wimborne Minster conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I simply don't know who is right.

Provided that the conveyancer is on the lender panel, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My husband and I are novice buyers - had an offer accepted, but the selling agent informed us that the seller will only proceed if we use their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Wimborne Minster

It is improbable the owners are behind this. If they desire ‘a quick sale', turning down a serious purchaser is counter productive. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Wimborne Minster conveyancing solicitors - not the ones that will provide their negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by senior management.

I am employed by a reputable estate agency in Wimborne Minster where we see a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Wimborne Minster conveyancing solicitors. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Wimborne Minster Leasehold Conveyancing - A selection of Queries before Purchasing

You should be aware that where the lease has no more than 80 years it will impact the salability of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you will need to own the residence for a couple of years in order to be entitled to exercise a lease extension. How is the lease structured? It would be sensible to discover as much as you can concerning the company managing the building as they will either make living at the property much simpler or much more difficult. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the common parts. Ask prospective neighbours whether they are happy with their management. In conclusion, be sure you understand the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes.