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Find a Bolsover Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bolsover? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bolsover conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Bolsover conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Bolsover

Am I correct in assuming that the fact that my solicitor in Bolsover is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bolsover conveyancing firm and ask them why they are no longer on the approved list for your lender.

Our solicitor has discovered a a problem with the lease for the apartment we are buying in Bolsover. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must be satisfied that the bank is content with this solution. Are we the client or is the bank?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

We had instructed solicitors based in Bolsover on the Nottingham solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Nottingham but by your Bolsover property lawyer. Numerous firms on the Nottingham panel will charge ’dealing with mortgage’ fee and others do not.

We are getting a further advance on our mortgage from Yorkshire BS as we intend to carry out a loft conversion to our property in Bolsover. Are we obliged to choose a bricks and mortar Bolsover solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

I am currently in the process of buying my council flat in Bolsover. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I'm purchasing my first flat in Bolsover with a loan from Leeds Building Society. The developers would not reduce the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my conveyancer about the side-deal as it may put at risk my loan with the bank. Is this normal?.

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.

My partner and I may need to sub-let our Bolsover garden flat for a while due to a new job. We used a Bolsover conveyancing firm in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Bolsover do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a basement flat in Bolsover, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Bolsover with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2090

With only 68 years left to run the likely cost is going to span between £9,500 and £11,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

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