My brother and I have recently bought a property in Silsoe. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Silsoe?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Silsoe. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire called a SPIF. If the information ends up being inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Silsoe.
I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Silsoe with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?
There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My wife and I are selling our home in Silsoe and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Silsoe conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Silsoe. We have lived in Silsoe for six years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Silsoe differ for newly converted properties?
Most buyers of new build premises in Silsoe contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Silsoe tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Silsoe or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Silsoe in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Silsoe. Conveyancing may be slightly more expensive based on your lender's requirements.
Whilst your website is a good idea there are many lawyers listed near Silsoe being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the bank approved panel?
We do not recommend specific Silsoe firms as the right Silsoe conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Silsoe knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..