I am purchasing a property mortgage free in Boston. I have been residing for the last dozen years in Boston. Conveyancing searches are expensive. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then almost all of the Boston conveyancing searches are non-obligatory. Your solicitor will try and sway you, perhaps strongly, that you should have searches completed, but he is duty bound to take that path of advice. Do take into account; if you are going to sell the house in the future, it will be of interest to your future purchaser what the searches contain. On occasion premises with no practical issues can still throw up adverse search results. A competent conveyancing solicitor in Boston should provide you some constructive advice concerning this.
I own a freehold property in Boston yet pay rent, why is this and what is this?
It’s unusual for properties in Boston and has limited impact for conveyancing in Boston but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
My Solicitor in Boston is not listed on the Halifax Approved Panel. Is it possible for me to use my family solicitor even though they are excluded from the Halifax panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Boston solicitors but Halifax will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall legal fees and result in frustration.
- Choose an alternative lawyer to act in the conveyancing, remembering to check they are on the Halifax panel
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Boston. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Boston?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We are planning to move property in August. Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Boston. Conveyancing lawyer was chosen before I stumbled across your page.
On the afternoon of completion you will need to collect the keys from your estate agent but this can only be done when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should tell the removal company that they can start moving you in. We do not recommend a particular removal company but can assist you in locating a conveyancing in Boston or a solicitor that specialises in conveyancing in Boston.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Boston solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
I am looking for a ground for flat up to £305k and identified one close by in Boston I like with amenity areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Boston for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.