Choose JMS solicitors for your conveyancing and you can be confident that you are in safe hands. Based in Manchester our dedicated team of conveyancers work efficiently and quickly to ensure that your transaction is as smooth as possible.
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Our ethos is very much about customer service and we pride ourselves on the high standard of service we provide. Our professional, friendly, approachable and dynamic team work hard behind the scenes, removing as much stress as possible out of the house moving process.
At JMS Solicitors we believe that all conveyancing matters should be handled with the minimum of fuss or delay. We strive to be competitive whilst maintaining the highest levels of customer service - always at the end of the phone/email to update, discuss, and reassure.
Naturally there are always matters beyond our control - for instance where there is a chain of buyers and sellers, but by being proactive and efficient, JMS minimise the stresses of moving house. With our Low Fee Guarantee Service, starting at £50 plus VATif the unthinkable should happen and the purchase or sale of your house falls through, then you will have peace of mind that you will have nothing further to pay for our conveyancing services.
Whether you are buying or selling residential property or commercial property, entering into a commercial lease or simply re-mortgaging your home, JMS Solicitors make all your conveyancing needs simple.
With our fixed cost system you will know exactly how much you have to pay. Our prices are transparent and competitive with no hidden extras - we do not make additional charges for completing forms.
We have many satisfied Clients and have exceeded their expectations and here is what a few have had to say about us:
"Our experience of other solicitors hasn’t been too good in the past. The last time we moved house, the conveyancing took an eternity and we had no feedback at any stage in the process.
So we were delighted with the response we had from JMS Solicitors when we moved from Yorkshire to Swansea recently.
Their attention to detail was superb and they made every effort to ensure that our move went smoothly. They also kept us updated with progress at every step of the way – we even started to look forward to their calls! It was such a relief to know that the conveyancing was being handled so professionally; JMS Solicitors really did take all the hassle out of our move."
Chris and Jo Marshall
"I have recommended JMS for over 5 years and find that my clients are extremely satisfied with their professional yet personal service.
As a Mortgage Broker it is vital that our clients receive not only a professional and friendly service from us, but also from the Conveyancer who finalises the whole process. I have no hesitation in using JMS for my own legal matters, and in recommending them to my clients."
Michelle Morrison
For more information about our conveyancing services please call us on Freephone 0800 781 7057 or alternatively complete our enquiry form.
If you are buying a commercial property, JMS Solicitors can actively lift the burden of dealing with legal issues involved. Whether you own a business or are planning to set up a new business in the future, you can rely on our proactive approach, efficiency and great customer service.
We also offer the best possible advice and guidance throughout the matter. Furthermore we can negotiate terms of any new contract or leases on your behalf to get the best possible result to suit you.
Our services include negotiating new leases, lease options, re-newing leases and ending leases, assignments of leases, rent reviews and break clauses and sale and purchases of businesses and commercial EPCs.
If you are looking to buy, lease or sell a premises our prices are very competitive and can start from as little as £650 +VAT. Call to discuss your requirements on Freephone 0800 781 7057.
We will ensure that:
If you are selling a commercial property, JMS will:
If you are entering in to a commercial property lease, JMS will:
Most leases of commercial buildings give the tenant the right to sell the lease but this right is usually conditional upon having the consent of the landlord. In most cases the landlord has to give consent unless it would be unreasonable not to do so. This means that there are two distinct documents required to effect an assignment of a lease. JMS will complete these on your behalf:
Selling the lease, referred to as ‘assigning the lease’ is different to subletting. Assigning a lease means you transfer the existing lease, whereas subletting means that a new lease is granted out of the head lease. If you are entering into a lease agreement, JMS will advise what type of lease you are being offered.
JMS will also deal with issues after completion, on your behalf, such as registering the property with land registry (with leases where the lease is 7 years or more)
Whether a landlord or a tenant, disputes about commercial leases may affect your investment or livelihood. You should take legal advice as early as possible. JMS will be able to give landlords quick and cost-effective advice on such matters as what to do if your tenant:
We use a fixed fee system. When you contact us for a quotation you can also rest assured that the fee we quote to you is competitive, and more importantly, is the fee you will actually pay!
If you are a landlord or a tenant, JMS will be able to advise and the recommend the best course of action for an early resolution. For a consultation call us today on Freephone 0800 781 7057.
If you are looking for conveyancing solicitors whether in Manchester or across the UK then JMS are here to help. More information about our services can be found below.
A qualified and experienced solicitor will take responsibility for your conveyancing and you will be given their direct telephone number and email address as a contact point. They will always be available to discuss your case and will be involved in your transaction from start to finish. In the event you are unable to speak to anyone when you call, for whatever reason, your call will be returned at the very earliest opportunity.
We use a fixed fee system. When you contact us for a quotation, we will give you an exact charge for legal fees and searches. You do not have to be concerned that you will be charged every time you wish to speak to your solicitor. You can also rest assured that the fee we quote to you is competitive, and more importantly, is the fee you will actually pay!
We are confident that the services we offer, coupled with the competitive fees we charge, are second to none.
This is one of the most common questions. The answer depends on a number of factors such as how long the chain is, whether others in the chain have existing or new mortgages to obtain and how quickly information is provided by the other side.
Our aim is to have everything ready as soon as possible so you can move as soon as all parties in the chain are ready. We regularly undertake work for a variety of investors where time is of the essence. A purchase instruction received on the Monday can be completed within the week where all parties and their solicitors work together to achieve this.
The business generated by existing satisfied clients and their family/friends counts for a large percentage of all our new business. Please click here to read some of the endorsements we have received from satisfied clients.
Moving home or property can present you with a lot of legal terminology that you may not have encountered before. At JMS Solicitors we try and make this the least of your worries with jargon busting of some common terms below:
Chain:This is where the buyer and the seller are dependent upon other buyers or sellers to complete a move in order for them to move.
Completion date:The date when all transactions relating to the purchase/sale of a property are completed. Only when all contracts have been exchanged can you set a date to move. Trying to push for an early completion date to hurry up the legal process can often lead to frustration, especially if you are involved in a chain and therefore dependent on other parties processes.
Completion statement:A statement provided by the legal team acting for the buyer/seller detailing monies to be paid by the buyer/seller. The statement includes the property purchase/sale price plus all other costs.
Conditions of Sale:The terms by which the buyer/seller determine their rights.
Contract:The legally binding agreement specifying all of the detail of the property purchase or sale. The contract is a legal commitment from both the buyer and seller to the transaction. The seller's legal team draws up two copies of the same contract, and each party signs their own copy. When both parties are ready to legally commit, the two contracts are exchanged.
Conveyancer:The Property Lawyer who manages all of the matters arising from the purchase/sale of a property. This can also be a Licensed Conveyancer or a Solicitor.
Conveyance:The legally binding document that transfers the rights to land or property.
Council for Licensed Conveyancing:A regulatory body for the conveyancing industry.
Deeds:Legal title document which provides ownership held by the mortgage lender, e.g. Bank or Mortgage Company. Released on full repayment of the loan.
Deposit:Often the deposit is thought of as the part of the purchase price that the buyer is putting down him/herself (i.e. usually the difference between the amount of the mortgage and the purchase price). When the legal team talks about the deposit they are talking about the money that is handed over to the seller's property lawyer upon exchange of contracts. Often these two amounts are not the same.
Disbursements:Fees paid by the legal team on the buyers behalf such as stamp duties, land registry charges and search fees.
Easement:A right given to the property owner over an adjoining property (e.g. right of way).
Exchange of contract:The signing of the contract by the buyer/seller. This is the point that both parties are committed to the transaction.
Fixtures and Fittings:A list of the items at the property being sold which are either included or excluded from the agreed price.
Freehold:Ownership of the land on which property is built.
FSA:The financial Services Authority is an independent government body concerned with consumer protection in the financial market.
Gazumping:When the seller accepts a higher price offer from another buyer after the initial offer has been accepted.
Gazundering:When the buyer lowers their offer after the sale has been agreed.
Indemnity insurance:Insurance taken out by conveyancing firms to cover losses to clients arising from errors or fraud in dealing with their matters.
Land Registry:The official body responsible for recording the ownership of land.
Land registry fees:Fees paid via the legal team on the buyers behalf to register the ownership of property with the Land Registry. Fees as of 6th July 2009:
Value of property £0 - £50,000 Fee = £50, £50,001 - £80,000 Fee = £80, £80,001 - £100,000 Fee = £130, £100,001 - £200,000 Fee = £200, £200,001 - £500,000 Fee = £280, £500,001 - £1,000,000 Fee = £550, £1,000,001 and over Fee = £920
Lease Options:Until recently Lease Options have been more widely used in the Finance Sector to trade in shares, land and commercial property. More property investors and buyers have utilised this facility in the residential market to benefit landlords and tenant buyers.
Leasehold:The ownership of property for a specified period in return for a rental payment subject to terms and conditions.
Licensed Conveyancer:A Licensed Conveyancer is a specialist property lawyer, someone who is trained and qualified in all aspects of the law dealing with property. Licensed conveyancers are sufficient to secure adequate protection for consumers and that the conveyancing services provided by such persons are provided both economically and efficiently.
Mortgage:A loan to help you buy a property. The mortgage is attached to the title deeds to prevent the property being sold without paying it off in full.
Mortgage Deed:The legal charge to the mortgage lender until such time as the loan is repaid.
Mortgage Fees:Normally charged by a legal team for acting on behalf of your bank or building society.
Redemption Fee:A penalty which can be incurred by your existing mortgage lender if you pay off your mortgage early or you move to a different mortgage provider.
Searches:A method of checking matters that may affect the status of the property. Local Authority Searches cover items such as road maintenance, planning applications etc. The search covers the property not the surrounding area.
Stamp duty:A government tax payable by every buyer of a property. Rates are currently as follows:
Residential land or property SDLT rates and thresholds*
Purchase price/lease premium or transfer value up to £175,000 (until 2 Sept 2009) - Zero, over £175,000 to £250,000 - 1%, over £250,000 to £500,000 - 3%, over £500,000 - 4%
Non-residential land or property rates and thresholds*
Purchase price/lease premium or transfer value (non-residential or mixed use)rate up to £150,000 - annual rent is under £1,000 - Zero, up to £150,000 - annual rent is £1,000 or more 1%, over £150,000 to £250,000 - 1%, over £250,000 to £500,000 - 3%, over £500,000 - 4%
*correct Apr 2009. There are circumstances where the property or buyer may qualify for stamp duty relief, e.g. disadvantaged areas, charities, registered social landlord (check www.hmrc.gov.uk for comprehensive details and current rates and threshold)
Structural survey:A survey giving details about the property’s structure.
Subject to contract:A provisional agreement between the buyer and the seller that is not legally binding.
Transfer document:The final document that transfers the property from the seller to buyer.
Valuation Survey:A survey to allow a property value to be determined for mortgage purposes.
JMS are a firm of solicitors based in Manchester. If you are looking for conveyancing services please complete the form below.
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A rush to beat the end of the stamp-duty concession saw a big rise in loans made to house buyers in December, says the Council of Mortgage Lenders (CML).
There were 62,800 such loans, up by 23% from November and 90% higher than in December 2008.
The number of loans made to first-time buyers also jumped in December, by 26% from November, to 24,900, which was the largest number since November 2007.
The stamp duty threshold dropped back to £125,000 on 1 January.
Activity in the UK housing market was frozen by the snowy weather in January, although prices continued to rise, according to surveyors.
Buying and selling activity fell during the month owing to the extreme weather conditions, the Royal Institution of Chartered Surveyors (Rics) said.
However the group expects a "Spring bounce" in the coming months.
Surveys have suggested that the housing market has begun to recover from a sharp slump over the last six months.
Source: BBC News
The rate of house price increases could soon rise above 10% a year, the Nationwide building society has said.
Its latest survey shows that the average UK house price rose by 1.2% in January, pushing the annual rate up to 8.6%.
It means the average UK home now costs £163,481.
Separately, the Land Registry survey revealed that the annual change in property prices showed a rise for the first time since May 2008.
It said that the year-on-year increase was 2.5% in December, following an eighth consecutive monthly rise.
Source: BBC News
Mortgage approvals 'on the rise'
The number of mortgages approved for house purchases rose at the end of last year, according to figures from the major UK banks.
But overall, mortgage approvals in 2009 were 27% lower than the previous year and the lowest since British Bankers' Association records started in 1997.
Some 45,897 home loans were approved for house purchases last month.
This showed the extent of the recent recovery in the mortgage market as it was double that of December 2008.
Further evidence of the recovery in the UK housing market has come from figures showing completed residential property sales hit a two-year high in December.
Provisional figures from HM Revenue and Customs (HMRC) show 104,000 deals involving properties priced above £40,000 were completed in December.
It was the first time since December 2007 that the number has risen above the 100,000 level.
Transaction levels had hit their lowest point during the slump in January 2009.
Variable rate mortgages are continuing to prove popular as some of the UK's biggest lenders cut the cost of deals.
Mortgage broker John Charcol said that 81% of the home loans it arranged in December were variable rate deals.
Meanwhile, the Woolwich and the Halifax have reduced the cost of some of their tracker deals in recent days.
The Bank rate has remained at a record low of 0.5% since March 2009 and economists do not expect the central bank to raise rates in the near term.
The number of mortgage products available has increased for the third month in a row but still remains over 90 per cent lower than at the peak of the market in August 2007, new figures have revealed.
Last week, there were 2,516 mortgage products on offer in the market, passing the 2,500 mark for the first time since May last year, according to moneysupermarket.com.
Source: FT.com
Mortgage payments have fallen to their second lowest level on record, according to new figures.
Borrowers who bought a new home in November spent an average of less than 11 per cent of their income on paying the interest element of their mortgage, according to the Council of Mortgage Lenders.
The figure was the lowest level for 13 years and the second lowest since records began in 1974.
It is the latest sign of financial pressures easing on home owners across Britain despite the worse recession since the Second World War.
The pace of house price increases slowed at the end of 2009, the Royal Institution of Chartered Surveyors (Rics) has said.
Its survey for December found that 30% more surveyors saw prices rise than fall during that month.
However, the positive balance was lower than in either October or November.
The government's own housing survey has found that UK property prices rose by 1.7% in November, leaving them 0.6% higher than in November 2008.
UK house prices were 1.1% higher in December than a year earlier - the first annual rise since March 2008, according to the Halifax.
Prices rose by 1% in December compared with the previous month, marking the sixth consecutive monthly rise.
The Halifax, now part of Lloyds Banking Group, said the average home was now worth £169,042.
The figures show that prices have picked up steadily in recent months, having risen by 9.4% - or £14,552 - from the trough of April 2009. This followed a decline of 23% between August 2007 and April 2009
Source: BBC News