Is there a reason to appoint a Bolton conveyancing company given that online conveyancers are more affordable?
By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Bolton and you should seek a reasonable quote but don’t become consumed with scouring the internet for the cheapest Bolton conveyancer. Finding the right conveyancer can mark the distinction between a seamless and a distressing house move. It is important that you ensure that you have expert advice from a specialist lawyer. An e-mail can never take the place of a telephone conversation and are no substitute for a face to face appointment. Our partner firms will allocate you a qualified and top rated conveyancing solicitor who can deal with your conveyancing from from the outset to completion, providing a level of continuity that you rarely receive from an web based conveyancer. He or She will contact you regularly to update you as to progress making sure that you are never in the dark. Should it ever be necessary to call the firm you will know who to ask for and we'll be sure you are in the know.
What does my ID and proof of funds have anything to do with my conveyancing in Bolton? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with before they can accept their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you refuse to provide ID verification documents, your conveyancer will not be able to take you on as a client.
I am helping my mother sell her flat in Bolton. Does the conveyancing solicitor commission the energy assessment or should I organise this?
After the demise of HIPs, EPC’s remained a mandatory element of moving house. An energy performance certificate must be to hand prior to the property being put on the market. It is not a task that conveyancers normally arrange. If you are using a Bolton conveyancing solicitor they might help arrange energy assessments due to their contacts with reputable Bolton accredited person
When it comes to lenders such as HSBC, do Bolton lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
The formalities of my purchase has taken place for my property in Bolton. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
The deeds to our home are lost. The solicitors who dealt with the conveyancing in Bolton 4 years ago no longer exist. What are my options?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
I am purchasing a new build house in Bolton with a loan from Britannia. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the deal as it could affect my mortgage with Britannia. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What advice can you give us when it comes to choosing a Bolton conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Bolton conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Bolton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
How familiar is the practice with lease extension legislation? How many lease extensions has the firm carried out in Bolton in the last 12 months?
I acquired a studio flat in Bolton, conveyancing formalities finalised 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Bolton with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2092
With only 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.