Buying A House Checklist | Poole, Bournemouth, Dorset

1) Our investigations

Once we have raised enquiries and provided you with our Contract Report if you are still happy to proceed we will take your authority to put in hand the conveyancing searches which are the Water and Drainage, Environmental and Local Authority.

LOCAL SEARCH

Local Authority will give details of the planning history, road proposals coming within two hundred meters of the property, details of any Tree Preservation Order and any matters registered under Public Health. Other information will also be revealed, but only as directly affects the premises. The search does not, for example, give details of the development or change of use of any property in the surrounding area. If the possibility of any such development therefore concerns you, we would suggest that you visit the Local Planning Authority, raising with them your concerns, when, hopefully, they will be able to answer your enquiries.

ENVIRONMENTAL SEARCH

This will show the level of environmental risk associated with the information stored by the local authority and the Environment Agency about the property and the surrounding area. It will reveal whether the environmental factors will have any adverse effect on the value of the property as compared to similar properties in similar locations or on its use as a domestic dwelling.

The results will show whether or not the land upon which the property has been built would not be designated “contaminated land” within the meaning of Part IIA of the Environmental Protection Act 1990.

DRAINAGE SEARCH

This search reveals the location of any mains water and foul sewerage in relation to the property. It advises whether the property drains to the public sewers and whether the water supply feeding the property is connected to the mains water supply.

The search further advises whether there are any adoption agreements affecting the sewers serving the development of which the property form part.

2) Signing the contract

Once the Contract has been approved by both sides of the transaction we will obtain your signature to the Contract to be held on file in readiness for when we come to the point of exchanging Contracts. We will always call you beforehand to take your authority to proceed with an exchange of Contracts.

You will be contractually bound upon exchange of Contracts

3) Exchange of contracts

It is at this stage that you will become contractually bound to purchase the property. Once we have obtained your final instructions with regard to agreeing a completion date and this has been agreed with your seller, we will exchange contracts. This is done by two solicitors sending each other their respective clients signed part of the contract. Initially the solicitors will exchange using professional undertakings over the telephone and this is the point at which contracts are deemed to be exchanged and when you are committed to the purchase. To withdraw after exchange will have serious consequences and involve you in financial penalties.

4) The deposit

On exchange of contracts you will pay a deposit to the seller (although this is held by their solicitor until completion), usually of between five and ten percent of the purchase price. If you are selling a property the deposit paid by your buyer will be passed straight to your seller and depending on your new purchase price, you will usually not need to find additional funds. If after contracts have been exchanged, you decide that you do not want to proceed with the purchase, you will forfeit this money and you will also be liable for damages to the seller and also the other parties in the chain.

If you are buying for more than you are selling then the Sellers Solicitor of your purchase may request you to top up the deposit however this will need to be discussed with you first as to whether you are able to do this and then discussed with the Sellers Solicitor so they can take their client’s instructions.

5) Co-ordination of sale and purchase

If you are both buying and selling it is assumed that the two transactions are to be tied in together and that the contracts should be exchanged simultaneously, unless you instruct us to the contrary. Otherwise you could end up either homeless or owning two homes!

6) Preparing for completion

Once contracts have been exchanged, we will carry out final searches to ensure that the title to property has not been changed during the course of the conveyancing transaction. We will also request the mortgage funds from your lender.

We will have already arranged for you to sign the Transfer Deed, Mortgage Deed and Stamp Duty Land Tax Return prior to exchange of Contracts and these documents will be ready and waiting on file for the completion day.

7) Completion

On the date arranged for completion it is impossible for us to tell you in advance at what time the move will happen. Particularly so when you are tying in a sale and a purchase, as this is dependant on when the monies arrive in our bank and thereafter the bank of your seller's solicitor. All the monies are sent by telegraphic transfer and the banks cannot guarantee the transmission time. However usually completion takes place around lunchtime. If you are selling you will need to take your keys to your estate agent who will hand it over to the buyer only after we have received the sale proceeds and authorised the key release. On the purchase you will be able to collect the keys to your new house from the agent in that matter, again once monies have arrived at the seller's solicitor's bank. There can sometimes be a time lapse between the two key releases and in this case you may have to wait a time to collect the new keys. Pack a picnic or retire to the nearest hostelry for a quick lunch before the hard work begins!

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For Roger Leedham, Senior Partner

“We have used Coles Miller for every house move (and there have been quite a few!) since 1987. Roger Leedham and the team made our recent move in 2018 as smooth and stress free as a house move can ever be. Nothing is ever too much trouble and the brilliant communication between Coles Miller and all the other parties in the chain helped us manage timescales and dates seamlessly. I recommend Roger Leedham and Coles Miller to anyone about to move house.”

For Jason Barnett, partner

We just wanted to say a huge thank you for all your help and hard work on our purchase. You ensured the transaction ran smoothly and that communication was always thorough and professional; we would highly recommend you to others.

For Ruth Elkins, Partner

“I used Ruth Elkins of Coles Miller Broadstone for the conveyancing of my late mother's house in Broadstone. I have moved house myself several times but never used Coles Miller before. I wish I had! It was the most stress-free and efficient house conveyancing I have experienced and everyone I encountered in the office was friendly and helpful. I would recommend Coles Miller to anyone.”

For Michelle Vick Partner, Chartered Legal Executive

“Michelle – you have been my ‘true north’ throughout this whole process. Understanding, knowledgeable, honest and considerate whilst always acting with integrity and my best intentions. I would highly recommend you and Coles Miller to friends, family and colleagues. You have kept me in the loop every step of the way and I have never felt the need to chase for updates. Also, understanding my needs, wants and concerns (first time buyers) was truly refreshing. You are a definitive representation of how customer service should be provided!”

Lianne Clenton Bray, Associate Solicitor

"Lianne Clenton Bray from Poole branch recently acted for us. Very helpful, as was her team. Many thanks Lianne."

For Katie Owen, Solicitor

“I'd just like to say thank you for all your help with the purchase of my house and for the lovely card. I'd especially like to say how much I appreciated your quick responses to my queries something that I have not found with other solicitors."

For Laura Hall, Solicitor

“We have just finalised the sale of our last home and the purchase of our new home. It has been very stressful and frustrating for many reasons. Laura and Roger from Coles Miller have been absolutely amazing. We have received sound advice, they have covered our backs at every angle, and they have been extremely professional and proactive. We had many obstacles on the way due to selling a leasehold property, long delays from our buyer waiting for their mortgage offer, seller being awkward etc. Thank you Coles Miller for taking so much pressure and stress off our shoulders.”

For Deborah Bradburn, Legal Assistant

"Thank you for helping us get everything through again so quickly. We shall definitely recommend you both to everyone we know, as we think you and Roger have been extremely efficient and helpful throughout the whole process."