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Conveyancing in Poole Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/01/18

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 Completion, 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 Completion, 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.

    If Poole contaminated property is found in an environmental search, can the soil be remediated?

    A.

    In Poole, remediation is possible is some cases, but costly. For more insight, contact Mayfield Supplies, Mayfield Av, Poole, BH14 9NY.

    Q.

    Are any of the protected Poole conservation areas are in poor condition?

    A.

    The register of the state of repair of conservation areas is surveyed by English Heritage. This areas and information are available at their website - Branksome Park with Canford Cliffs marked as very bad with low vulnerability and deteriorating condition, Evening Hill with Canford Heath with Poole marked as poor with medium vulnerability and deteriorating condition significantly, High Street with Town Centre with Poole marked as very bad with medium vulnerability and deteriorating condition, Haven Road with Canford Cliffs with Poole marked as very bad with medium vulnerability and no significant change, Sandbanks with Canford Cliffs with Poole marked as poor with low vulnerability and deteriorating condition.

    Q.

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

    A.

    Many Poole property lawyers can be far too laid back causing further stress to the house conveyancing process. We only ever allocate you to expert panel of solicitors who are selected because they will always communicate up and down the chain . Furthermore , our lawyers are specifically chosen as they always use leading edge conveyancing management and IT systems to complete your home move fast.

    Q.

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

    A.

    Homeward Legal recommend that you order a RICS survey. There can be a wide range of defects which can affect a property, that will not be addressed during the conveyancing process, including failed double glazing.

    Q.

    How can a solicitor in Poole report back on the potential risk of flooding at Poole for a buy to let property we are purchasing?

    A.

    A residential property conveyancer makes an application for standard conveyancing and environmental searches that incorporate Poole flood risk area data. A significantly more specific Dorset database search (e.g. Landmark) may be suggested by your Poole conveyancing solicitor if the results of the enviro. search reveal a flood risk.

    Q.

    What causes the sale conveyancing process to take so long? We had several delays with our previous solicitor.

    A.

    Conveyancing may be delayed. Homeward Legal aim to diminish their cost whenever it is possible by driving the transaction forward. Common delays can include slow third parties such as landlords or managing agents.

    Q.

    What search enquiries should the Poole property solicitor get for a Poole building?

    A.

    The common procedure will be to get the following Local Authority (personal or official), Drainage and Water Search (CON29DW), Environment Search, Tin Mining Search and China Clay Search and, depending on certain criteria, unique particular such as Contaminated Land.