We are buying a 3 bedroom flat in Silsoe with a mortgage. We wish to retain our Silsoe lawyer, but the mortgage company advise he's not on their "panel". It seems we have little option but to use one of the bank panel solicitors or continue with our Silsoe conveyancer and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Silsoe conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to locate a Conveyancing solicitor in Silsoe even if I’m not buying or disposing of a house, for instance where I want to acquire a shop in Silsoe with a loan from Norwich and Peterborough Building Society?
The service is primarily there to locate residential conveyancing solicitors in Silsoe but we have set out towards the end of this page some Silsoe commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Norwich and Peterborough Building Society
What will a local search tell me regarding the house we're buying in Silsoe?
Silsoe conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Xpress Legal The local search is essential in every Silsoe conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I used Stirling Law several years ago for my conveyancing in Silsoe. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What advice can you give us when it comes to choosing a Silsoe conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Silsoe conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Silsoe conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Silsoe who can give a testimonial?
I inherited a leasehold flat in Silsoe, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Silsoe with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2100
With just 74 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
What can I do to establish who owns a house in Silsoe?
Assuming that the premises is registered with HMLR, and you have sufficient details of the location of the premises, you should be able to view details from the the Land Registry of the registered owner for a a minimal charge.