The Bolsover conveyancing solicitors that I appointed last week on my purchase in Bolsover have suddenly shut down. I chose them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my preferred Bolsover lawyer was not. I wrote them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
We have agreed to purchase a house in Bolsover. One unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Virgin Money your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease does not meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Bolsover.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Bolsover solicitor on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
HSBC have agreed my mortgage in principle, my offer on a apartment in Bolsover has been accepted, what are the next steps?
Your property agent will want to be advised as to your property lawyer's details (ensure that the conveyancers are on the bank’s approved list). Contact HSBC or your financial adviser and finalise any outstanding paperwork. HSBC will sellect a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. HSBC will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bolsover.
My colleague recommended that if I am buying in Bolsover I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Bolsover conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Bolsover around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Bolsover.
Are there restrictive covenants that are commonly identified during conveyancing in Bolsover?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bolsover. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Are there any apps to assist me to search for a Bolsover solicitor on the HSBC Bank conveyancing panel? I have wheels and am willing to travel upto 20miles to meet the conveyancer.
Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Bolsover conveyancing lawyers based on proximity. We have detailed some Bolsover conveyancing firms towards the end of this page and you can ring them to verify if they are on the HSBC Bank member panel
I wish to rent out my leasehold flat in Bolsover. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Even though your previous Bolsover conveyancing solicitor is no longer around you can check your lease to check if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain consent from your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet without prior permission. Such consent must not not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I own a 2 bed flat in Bolsover, conveyancing formalities finalised in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Bolsover with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2075
You have 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.