We are purchasing a house and need a conveyancing solicitor in Silverdale who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Silverdale.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who did the conveyancing in Silverdale 4 years ago no longer exist. What do I do?
You no longer need to have the physical deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I am buying a new build apartment in Silverdale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Silverdale
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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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Silverdale I like with a park and station nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Silverdale in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
We are a couple of weeks into a freehold purchase having been directed to a firm by the high street agent to handle our conveyancing in Silverdale. I am am very dissatisfied with the level of service. Can you you assist me in finding new conveyancers?
They would need to be very poor to suggest changing them. Has the loan offer been sent? In the event that it has you must make them aware of the new solicitor and have the mortgage documents are re-issued. Your solicitor ideally should be on the mortgage company approved list to avoid escalating charges and frustration. So that should be your first question of the new solicitors. The find a solicitor tool can help you find a bank approved solicitor for your home move in Silverdale
My wife and I are purchasing a ground floor flat in Silverdale. When we first instructed solicitor, we were told they were on all major UK lender panels. Our mortgage broker contacted us today to say that they don't seem to be on the Virgin Money approved list. Should that be true, what should we do? Should we simply find a different conveyancer that is on their approved list or do we pay for separate representation, with Virgin Money appointing their own preferred solicitor.
When purchasing a property with the benefit of a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to satisfy. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Virgin Money and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Virgin Money's conveyancing panel and you may continue to use your own Silverdale solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.