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Conveyancing in Poole Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/10/17

Transport and public service information if you’re buying or selling residential property in Poole -

By road: Poole is served by the A31, A338, A350 and A3049. By rail: The nearest train station is Poole. By air: Bournemouth Airport is 12 miles from Poole.

Hospital: Poole General, Longfleet Road, Poole, BH15 2JB. Council: Borough of Poole Council (www.poole.gov.uk).

Attractions: Poole Harbour, Brownsea Island, Poole Pottery, Sandbanks Beach, Luscombe Valley Nature Reserve, Arne RSPB Reserve, and Splashdown Waterpark.

Q.

How do I find a cheap solicitor in Poole for buying a share of a freehold property?

This catches many home-owners out, and can leave them paying far more in conveyancing fees than they had initially budgeted. This is because several law firms promote cheap conveyancing quotes, but have additional fees in the small print that can inflate the solicitor's invoice. At Homeward Legal, we never hide any costs, and our quotes offer a clear statement of your legal fees and disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Is a house survey sensible when purchasing a house or flat in Poole, regardless of its age?

Homeward Legal recommend that you order a survey to be carried out by a member of the Royal Institution of Chartered Surveyors. There can be a wide range of defects which can affect a property (for example, failed double-glazing, loose roof-tiles, or rotting joists), that will not be addressed during the conveyancing process.

Q.

We ideally want to exchange contracts on the sale of our renovated leasehold apartment in Poole as quickly as possible. Are you fast home-moving solicitors?

Many Poole property lawyers can be far too laidback in their approach to the conveyancing work, relying on traditional and slow communication methods such as letter-writing, causing further stress in the process. At Homeward Legal, we only ever allocate you to our expert panel of solicitors, who are selected because they will always communicate up and down the chain to push the transaction forward as quickly as possible. Furthermore, our lawyers are specifically chosen as they always use leading-edge conveyancing management and IT systems to complete your home move fast.

Q.

Are pre-completion searches disbursements or fees?

For some legal firms, it may not be clear if an itemised charge is a fee or a disbursement. The costs for searches are disbursements and not fees, and this expense is passed on to the buyer at cost. At Homeward Legal, our straightforward approach to detailing the conveyancing quote makes the distinction completely clear. Call our skilled conveyancing team on 0800 038 6699 to arrange a fixed-fee quote, backed up by our ‘No Move, No Fee’ guarantee.

Q.

Which of the mortgage lender panels in Poole are you on?

The majority of mortgage lenders and brokers in Poole are on our solicitors' panel. Local mortgage lenders and brokers include:

  • Coutts & Co., Link House, 25 West Street, Poole, BH15 1LD
  • Blue Fish Finance Ltd., 41 High Street, Poole, BH15 1EG
  • Nationwide Building Society, 128-130 High Street, Poole, BH15 1DJ
Q.

What will I be charged for the council tax on a Thirties, end-of-terrace, Band C property in Poole?

As part of the conveyancing process, your solicitor will contact the local authority responsible for setting the council tax charges to ascertain the band and associated charge. This information will be laid out in the report of title. Council tax rates for properties in Poole are set out in detail online at the Poole council website (see the public service information section at the top of these FAQs for the link). For the 2016/2017 tax year, the Poole council tax bands and rates were:

  • Band A - £1,011.90
  • Band B - £1,180.55
  • Band C - £1,349.20
  • Band D - £1,517.85
  • Band E - £1,855.15
  • Band F - £2,192.45
  • Band G - £2,529.75
  • Band H - £3,035.70

Retrieved on 22 February 2017

Q.

Being on a very limited budget, I want to cut costs as much as possible. But would it be prudent to carry out the conveyancing myself for the purchase of an apartment near the Poole seafront?

There is no legal stipulation that says you must employ a professional lawyer to carry out your conveyancing. As such, you could probably carry out the majority of the tasks yourself. However, you should be aware that some of the work is complex and, without the experience of a practising solicitor, you will probably be a lot slower and potentially put your completion in jeopardy. In addition, all law firms are required to carry personal indemnity insurance, which you won’t have. Talk to our expert team at Homeward Legal on 0800 038 6699 for a fixed-fee quote reinforced by our ‘No Move, No Fee’ guarantee.

Q.

The purchase of my detached house (for £267,750) in Poole is scheduled to complete in the next few weeks. How will the stamp duty due be assessed?

The Stamp Duty Land Tax (SDLT) rate will depend on the property's value (i.e. the price it was bought for). SDLT is triggered once the purchase price goes over £125,000. In the cited example, the duty owed on a property bought for £267,750 would be a charge of £3,388. Note that the government’s budgeting and housing policies may change the rate or the trigger value. You might wish to use a stamp duty calculator like the one at www.stampdutycalculator.org.uk.

Q.

What areas of conservation are there in Poole?

A.

Conservation areas distinguish streets and neighbourhoods of historical merit. Branksome Park Canford Cliffs, Evening Hill Canford Heath and High Street Town Centre are among the conservation areas in Poole. You may wish to contact the local authority if you have specific questions, but your solicitor will investigate this in detail during the conveyancing process.

Q.

We are going to move out of our period building in Poole to our new house in Parkstone , what is the best point to select a home removal company?

A.

Homeward Legals advice is for home movers to avoid arranging a removal company until such time as all parties have contractually agreed a formal move date which happens once contracts are signed. There are many local and national companies including Purbeck Transport Services, 55 Fernside Rd, Poole, BH15 2JG Call: 01202 671943.

Q.

How is Poole contaminated land checked when buying?

A.

Numerous of contaminants may seriously affect land, and factors such as civil aviation activity in the area or proximity to scrap yards will be considered as part of the environmental searches.

Q.

What amount of time will be planned for conveyancing require?

A.

Generally speaking, the time taken to buy or sell a home varies, based on potentially many issues such as if a property is leasehold or freehold. Eight to twelve weeks is the industry-wide average, we however drive the process forwards, completing within eight weeks.

Q.

Which of the mortgage lender panels in Poole are you on?

A.

We are able to work with the majority of lenders serving Poole home purchasers. Poole lenders and mortgage specialists include Coutts & Co, Link House/25 West St, Poole, BH15 1LD, and Blue Fish Finance Ltd, Orchard Plaza/41 High St, Poole, BH15 1EG.

Q.

We are buying on a new-build former industrial site. Could the top-soil be contaminated by industrial waste like manganese?

A.

Poole agriculture or industry can cause soil contamination. Environment search results will factor contaminants, including metals and others such as water contaminants such as household chemicals.

Q.

What is the council tax on a Thirties end of terrace Band C property in Poole?

A.

You should be contain your property's band as part of the title report. Council tax rates for properties in Poole are set out in detail online at the Poole council website. Currently on 25 July 2012 the different rates are:

  • Band A - £967.00
  • Band B - £1,128.00
  • Band C - £1,289.00
  • Band D - £1,450.00
  • Band E - £1,772.00
  • Band F - £2,094.00
  • Band G - £2,417.00
  • Band H - £2,900.00