Our family lawyer has sent a quote for £1150 for no sale no fee conveyancing in Bootle. I’m looking to sell a Victorian detached home for £125,000. This seems overpriced. Is it above the average fee for conveyancing in Bootle?
The estimate does seem marginally overpriced. Where you are prepared to invest time comparing quotes you may be able to trim some of the cost by say £125. That being said, you mightlive to regret opting for an an untested conveyancer. Don't forget to be sure that the firm can act for your mortgage company. You can employ our search tool to get a quote a Bootle conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Bootle.
The vendors of the property we are hoping to buy have appointed a conveyancing solicitor in Bootle who has recommended a preliminary agreement with a deposit two thousand pounds. Are such arrangements appropriate for Bootle conveyancing transactions?
There are two main concerns with signing a lock out contract (occasionally known as an exclusivity agreement) is that it takes away the focus from making progress with the conveyancing transaction itself, so in the absence of it needing limited or no negotiation then it could turn out to be a hindrance. It is not strongly advocated by Bootle conveyancing lawyers for this reason. A supplemental issue is the extent of the remedies available - an aggrieved purchaser should not expect to secure injunctive relief to stop the vendor completing the sale to a third party, so the only remedy available under the contract will be the reimbursement of wasted costs and, in restricted scenarios, the extra payment of penalties.
I am the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Bootle. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the property in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many banks would take a pragmatic view as this obligation primarily exists to capture the purchase and immediately sell or the flipping of properties.
The formalities of my purchase has taken place for my property in Bootle. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bootle solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bootle postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Bootle.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bootle?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bootle. 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…’
Due to the input of my in-laws I had a survey completed on a property in Bootle before instructing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders tend refuse to give a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bootle. Conveyancing may be slightly more expensive based on your lender's requirements.
I was pointed in your direction by numerous estate agents in Bootle to choose a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to recommend your site rather than another?
We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.