We were about to instruct a conveyancing solicitor in Bolton found using your comparison tool but have come across some other estimates on the internet seem cheaper – how come?

You can find numerous solicitors marketing at first sight what seems to be cut price. We would urge you to think long and hard as to how much you respect your own move to you are willing to take 'cheap' risks over the standard of the legal work. Many of them accentuate a bargain quote to catch your eye but conceal supplemental fees in the small print..

At what point will exchange of contracts occur in sale conveyancing in Bolton and do I need to be at the lawyers office?

Where you are near to our conveyancing solicitors in Bolton you are welcome to come in to sign the paperwork. However, the firms we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the critical part. A signed contract simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bolton)to be in the office available at the end of the phone to exchange contracts.

There are a variety of conveyancing solicitors in Bolton but how do I know who's good?

Do not opt for the cheapest Bolton conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.

When it comes to mortgage companies such as Lloyds, do Bolton lawyers face a fee to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am selling my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being a right pain. The Bolton solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Bolton is the location of the property. What do you suggest?

Flying freeholds in Bolton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bolton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bolton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What are your top tips when it comes to choosing a Bolton conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Bolton conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Bolton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

What volume of lease extensions has the firm conducted in Bolton in the last year?

Bolton Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Please note that where the lease has no more than eighty years it will affect the salability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. For most Boltonlease extensions you would need to own the premises for 24 months in order to be legally able to carry out a lease extension. How many of the leaseholders are in arrears for their maintenance charge payments? Best to be warned whether redecorating or some other major work is due shortly that will be shared by the leasehold owners and could well dramatically impact the level of the service charges or require a one time payment.