"The town of Poole is an ancient borough, and the current boundaries of Poole Borough Council extend to incorporate Hamworthy and Broadstone as well as Parkstone, Branksome and Sandbanks.

Awareness of local issues and concerns can mean the difference between a stress-free move, and a drawn-out and difficult process. Relevant and up-to-date area information is gathered by our Property Lawyers thanks to their network of Poole contacts. In addition, areas of particular concern or relevancy to Poole property are thoroughly investigated.

We have assisted home movers throughout Poole, including Conveyancing in BH12, BH13, BH14, BH16, BH17, BH18."

Local issues considered by Poole Conveyancing Solicitors:

Issues to consider when your lawyer is not on your Lender's panel

Many lenders, and particularly nationwide banks, were once willing to instruct any solicitors who requested to be added to their panel. More recently, lenders have begun to remove firms which have either not completed many conveyancing transactions or have failed to meet other criteria. If your conveyancing solicitor is not on your preferred lender's panel, then the lender will not instruct that firm to act in connection with the mortgage. You then have a choice:

• Try to obtain a mortgage from another lender who will instruct your Conveyancing solicitor.
• Instruct another firm of Conveyancing solicitors who are on your lender's panel to handle your Conveyancing.
• Continue with your present Conveyancing solicitor, but accept that a separate firm will also act for the lender, and that you will have to pay their costs in addition.

It is usually cheaper to have the same firm act both for you and your lender, and carry out all the conveyancing work in connection with a purchase and the mortgage. Issues to consider if you intend to swap to a firm on the panel:

• The second firm may have a different fee structure, or higher fees
• Work which the first solicitor has completed already may need to be paid for regardless of your decision.
• Your new conveyancing solicitor may have weaker local knowledge.

Looking for a mortgage lender with a branch in Poole, Dorset, try:

• NatWest Bank plc, 151, High St, BH15 1AS - Tel: 0845 6002803
• Barclays Bank plc, 10, Parkstone Rd, BH15 2PQ - Tel: 0845 7555555
• Lloyds TSB Bank plc, 153, Commercial Rd, Parkstone, BH14 0JJ - Tel: 0845 3000000

Flooding in Poole

Flooding is a serious and increasing concern in certain parts of the UK and Poole is one of them. In August 2011 dozens of local shops and stores were forced to close their doors due to flash flooding. Poole bus station was 18 inches deep in water at one stage, but services were still running although there were delays.

Standard environmental searches are routinely undertaken by Solicitors when carrying out Conveyancing in Poole. These will ascertain whether or not a house is situated in an area that is at risk. It is also a compulsory requirement of mortgage lenders and insurance brokers. Search reports will assist potential purchasers of a property by providing information to assess the risks from main rivers and coastal plains, in addition to providing a warning history using data from the environmental agency.

In addition to searches, When purchasing a home, your Poole Conveyancing Solicitor will raise enquiries to the vendor about previous instances of flooding at the residence. If the property is leasehold, enquiries of the Freeholder or Managing agent will also be made to ensure that there is adequate insurance coverage for your the property being sold.

Designated Conservation Areas in Poole:

Ashington, Ashley Cross, Beach Road, Branksome Park, Brunstead Road, Canford Cliffs, Canford Magna, Chester Road, Compton Acres Gardens, Evening Hill, Harbour Heights, Haven Road, Heckford Park, High Street, Oakley Lane, Old Town, Poole Park, Poole Quay, Ridgeway, Broadstone Park, Sandbanks, The Avenue and Tudor Road.