My Solicitor in Bolsover is not on the Yorkshire Building Society Conveyancing Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Yorkshire Building Society approved list?

Your options are as follows:

1. Complete the purchase with your preferred Bolsover lawyers but Yorkshire Building Society will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees as well as result in delays.
2. Choose a new solicitor to act in the conveyancing, remembering to check they are Persuade your conveyancer to use their best endeavours to join the Yorkshire Building Society conveyancing panel

We are planning to move property in September. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Bolsover. Conveyancing firm was found before I stumbled across your page.

On the day of completion you can collect the keys from the property agent however this can only take place after the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Bolsover or a legal practice that specialises in conveyancing in Bolsover.

I have paid off my mortgage with Coventry BS. I assume I don't need a Bolsover solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bolsover bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Bolsover conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?

Provided that the property lawyer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have been told that property searches are the number one reason for stalling in Bolsover house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Bolsover.

I am looking for a ground for flat up to £305k and found one near me in Bolsover I like with a park and railway links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Bolsover in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I was pointed in your direction by three or four local estate agents in Bolsover to choose a conveyancer using your seach tool. Is there a financial upside for Estate Agents to market your lawyers over and above alternative conveyancing organisations?

We don’t give any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.