Unfortunately I am unable to travel far from Bolsover. Can you please explain the reason why all Bolsover conveyancing practitioners are not on all lender panels?
Banks tend to impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that the practice needs to have at least two partners. In addition to restricting the nature of firm, some banks for example HSBC decided to restrict the number of conveyancers they allow to act for them. It is worth noting that lenders have no liability for the accuracy of advice supplied by any Bolsover solicitor on their approved list. Property fraud was a key driver in the rationalisation of solicitor panels a few years ago notwithstanding that there are differing thoughts concerning whether solicitors sat at the center of that fraud. Statistics from the Land Registry indicates that thousands of conveyancing practices only transact one or two conveyances a year. Those supporting conveyancing panel consolidation ask why law firms should have any entitlement to be listed on a bank panel when clearly conveyancing is not their primary expertise?
It is a dozen years since I acquired my house in Bolsover. Conveyancing lawyers have now been retained on the sale but I am unable to find my title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they could stored with the lawyers who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Bolsover relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.
It has been five months since my purchase conveyancing in Bolsover took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Bolsover I like with open areas and railway links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Bolsover in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
In my capacity as executor for the estate of my grandmother I am selling a house in Cardiff but live in Bolsover. My lawyer (based 260 kilometers awayneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Bolsover to attest this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Bolsover based
Do online conveyancing organisations undertake everything a high street Bolsover solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Bolsover?
Where you instruct an online conveyancer they will undertake all the things your Bolsover conveyancer would cover.