As I am unsure how the conveyancing process works what is the most important number one tip you can give me concerning purchase conveyancing in Silsoe?
You may not hear this from too many lawyers but conveyancing in Silsoe or throughout Bedfordshire is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and others involved in the home moving process. For instance, the vendor, estate agent and sometimes a mortgage company. Choosing a law firm for your conveyancing in Silsoe is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to protect your best interests and to keep you safe.
On occasion a potential adversary will try and convince you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your solicitor is slow. Or your mortgage broker may try to convince you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
We are purchasing a victorian detached house in Silsoe. Our aim is to carry out a loft conversion at the house.Will legal conveyancing on the property involve investigations to see if these works are allowed?
Your property lawyer will review the registered title as conveyancing in Silsoe can occasionally identify restrictions in the title deeds which restrict certain alterations or need the consent of another owner. Many works call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
Are all Silsoe Conveyancing Quality Solicitors on the Barclays conveyancing panel?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I'm in the process of viewing flats in Silsoe and I am now considering a potential offer. Should I already have a lawyer in place at this point? I intend to finance via a home loan with Leeds Building Society.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I used Arc property Solicitors several years past for my conveyancing in Silsoe. Now, I need the documents however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Silsoe of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Silsoe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Silsoe
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I decided to have a survey done on a property in Silsoe before retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may not give a mortgage on this type of house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Silsoe. Conveyancing will be smoother if you use a solicitor in Silsoe especially if they are familiar with such properties in Silsoe.
I work for a long established estate agency in Silsoe where we have witnessed a number of flat sales jeopardised due to short leases. I have been given conflicting advice from local Silsoe conveyancing solicitors. Could you confirm whether the owner of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a basement flat in Silsoe, conveyancing was carried out 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Silsoe with an extended lease are worth £171,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2104
With just 79 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.
The suggested premium range above 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. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.