Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Bolsover?

We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Bolsover. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Bolsover?

On the day of completion you do not need to go to the conveyancers office in Bolsover. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

is it true that all Bolsover solicitor firms on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the SRA. Some banks do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

We previously chose solicitors with offices in Bolsover on the HSBC solicitor panel. They are now charging me a separate fee for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not set by HSBC but by your Bolsover lawyer. Some firms on the HSBC panel will charge an ‘acting for lender’ fee and others do not.

I'm purchasing my first flat in Bolsover with a loan from Nottingham Building Society. The sellers would not budge the amount so I negotiated 6k of additionals instead. The estate agent told me not disclose to my solicitor about this side-deal as it would impact my loan with the lender. Should I keep quiet?.

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

Is it simple use your search app to locate a conveyancing solicitor in Bolsover on the approved list for my mortgage?

First pick a mortgage company such as Birmingham Midshires, Leeds Building Society or Platform Home Loans Ltd then choose your location such as Bolsover. Conveyancing organisations in Bolsover and further afield will then be shown.

Are there frequently found problems that you come across in leases for Bolsover properties?

There is nothing unique about leasehold conveyancing in Bolsover. Most leases are unique and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Norwich and Peterborough Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to withdraw.

Bolsover Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

Who manages the block? Does the lease have onerous restrictions? It is important to be aware whether a new roof is being put on or some other significant cost is due in the near future that will be shared by the leaseholders and will materially impact the level of the maintenance costs or result in a one off invoice.