I happen to be the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Bolton. The Bolton property was put into my name in April. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in April. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some lenders would take a pragmatic view as this clause primarily exists to capture the purchase and immediately sell or the quick reselling of properties.
It is not clear whether my bank requires a lease extension. I have telephoned my Bolton bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Bolton conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the lender panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Bolton solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bolton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bolton. 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…’
Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Bolton I like with a park and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Bolton suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How difficult is it to transfer to a new firm as I have to appoint a firm on the Leeds Building Society conveyancing panel. I hired a local conveyancing solicitor in Bolton five minutes from me but he is not accepted by Leeds Building Society
We will our best to assist in finding you a conveyancing solicitor in Bolton on the Leeds Building Society panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Bolton. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Bolton.
I need to appoint a conveyancing solicitor for purchase conveyancing in Bolton. I happened to land on a site which appears to be the ideal answer If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can a conveyancer remove someone from the title of my home in Bolton ?
Removing or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner