My husband and I are approaching an exchange on a flat in Silsworth and my parents have transferred the 10% deposit to my property lawyer. I am now told that as the deposit has not arrived from me my lawyer needs to make a notification to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
Your conveyancer is legally required to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
My offer was accepted on a house in Silsworth on 13/4/2026, valuation was booked five days after, received a clean bill of health. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yorkshire BS have agreed my mortgage in principle, my bid on a property in Silsworth has been agreed to, now what?
Your property agent will want to be informed of your solicitor's details (make sure the solicitors are on the bank’s approved list). Contact Yorkshire BS or the broker and finish off any appropriate documentation. Yorkshire BS will appoint a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Silsworth.
Our sealed bid on a detached house in Silsworth has been agreed to, the owners do however have a tied purchase. The owners have placed an offer on a property, however it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Silsworth. What should be my next step? When do I get the mortgage application with TSB started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Silsworth conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the TSB conveyancing panel. Regarding the next stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a rising market some home buyers would apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Silsworth.
Should our lawyer be asking questions concerning flooding during the conveyancing in Silsworth.
Flooding is a growing risk for conveyancers carrying out conveyancing in Silsworth. There are those who acquire a house in Silsworth, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Silsworth. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine whether the property has historically flooded. In the event that the premises has been flooded in past and is not revealed by the seller, then a buyer could commence a claim for damages stemming from an misleading reply. The buyer’s solicitors should also carry out an enviro search. This will reveal if there is a recorded flood risk. If so, more detailed investigations should be initiated.
I used Arc property Solicitors several years past for my conveyancing in Silsworth. Now, I need the documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Silsworth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In searching the web for the term cheap conveyancing in Silsworth it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for purchase transaction?
The ideal way of seeking the right conveyancer is through a personal testimonial, so ask friends and family who have acquired a property in Silsworth or the local estate agent or mortgage broker. Costs for conveyancing in Silsworth differ, so it's a good idea to request a minimum of three fee estimates from varying types of conveyancers. Be sure to seek confirmation that the fees are fixed.
I am employed by a long established estate agent office in Silsworth where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Silsworth conveyancing firms. Could you confirm whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner 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 can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
Leasehold Conveyancing in Silsworth - Sample of Questions you should consider before buying
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In the main the outlay for major works are not built into the service charges, albeit that some managing agents in Silsworth require leasehold owners to pay into a sinking fund created for the specific intention of establishing a fund for larger works. What is the name of the managing agents? Are there any major works in the planning that will add a premium to the maintenance costs?