My wife and I have recently appointed a conveyancing solicitor in Canford Cliffs. I need to find out if they are accepted on the Yorkshire Building Society conveyancing panel. Could you help?

You should phone the lawyer and enquire if they can act for the lender. Otherwise please call Yorkshire Building Society who may be able to assist.

We are buying a apartment in Canford Cliffs. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

is it true that all Canford Cliffs solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

After months of negotiation I have agreed a price on an apartment in Canford Cliffs. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £150. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just bought a terraced house in Canford Cliffs , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Canford Cliffs conveyancing solicitor has been painfully slow, so I want to be sure that my purchase is recorded.

There is nothing unique about conveyancing in Canford Cliffs registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. As of today roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be longer delays. Historically registration occurs once the buyer has moved in to the property thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

I have been on the look out for a leasehold apartment up to £305k and found one near me in Canford Cliffs I like with a park and railway links nearby, however it only has 51 years on the lease. There is not much else in Canford Cliffs suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.

My offer on property in Canford Cliffs has been accepted, but there is a chain. The vendors have offered on a property, although it’s not yet tied up, and has viewings of other apartments booked. I have selected a local conveyancing lawyer in Canford Cliffs. What should be my next step? When should I get the mortgage application with Barclays going with Barclays?

It is understandable to have apprehensions where there is an associated chain given your reluctance to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Canford Cliffs conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Barclays conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market many buyers would apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they ask their lawyer to move forward with the conveyancing in Canford Cliffs.