Please could you recommend a Bank of Scotland accepted Arnold conveyancing practice that can complete within two weeks? Would it be better to use a local Arnold solicitor or a national comparison site?

We can recommend some very good Arnold conveyancing firms. You can also walk up the main road in Arnold. Visit some well established law practices and ask to see a conveyancing solicitor for a quote. Explain your deadline together with the reasons and ask for a commitment on speed. Select the lawyer that you trust.

If you had a top tip for selecting a conveyancing solicitor in Arnold what would it be?

Do not opt for the cheapest Arnold conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am assisting my sister sell her flat in Arnold. Will the conveyancer commission an energy performance certificate or do I organise this?

Following the abolition of Home Packs, EPC’s remained a compulsory part of selling a house. An EPC must be to hand prior to the property being put on the market. It is not as aspect of the sale process that solicitors normally organise. If you are using a Arnold conveyancing lawyer they may be able to arrange EPC’s due to their contacts with reputable local accredited person

I am currently in the process of buying my council flat in Arnold. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

What will a local search reveal concerning the property my wife and I purchasing in Arnold?

Arnold conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central role in most Arnold conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I am buying a new build house in Arnold with a loan from Bank of Ireland. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about this side-deal as it would affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently bought a leasehold property in Arnold. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Arnold Leasehold Conveyancing - A selection of Queries Prior to buying

For many Arnold leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Arnold obliged leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Who takes charge for maintaining and repairing the building? Is the freehold reversion owned jointly by the leaseholders?