Me and my partner are intending to acquire a 2 bedroom flat in Silverton with a mortgage. We like our Silverton conveyancer, but the mortgage company advise he's not on their "panel". It seems we have no option but to instruct one of the lender panel conveyancing practices or continue with our Silverton property lawyer and pay for one of their panel ones to act for them. We feel that this is unjust; are we not able to demand that the lender use our Silverton lawyer ?
No, not really. 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 Silverton conveyancing lawyer to apply to be on the conveyancing panel.
Can you suggest a Coventry Building Society accepted Silverton conveyancing conveyancer that can complete within less than a month? Would it be better to use a local Silverton practice or an online comparison site?
We would be happy to suggest some excellent Silverton conveyancing firms. You can also walk up the high street in Silverton. Go in to some well established firms and request to see a conveyancing solicitor for a quote. Discuss your deadline together with your reasons and get a commitment on your deadline. Select the lawyer that you trust.
We are purchasing a property in Silverton. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Silverton CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Is there a list of Co-operative panel conveyancers in Silverton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public online. Where you are seeking to appoint a Silverton property lawyer on the Co-operative please use our tool.
I used Stirling Law a few years past for my conveyancing in Silverton. Now, I need my documents but the law firm has closed. What do I do?
Do 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 Silverton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £195,000 and found one near me in Silverton I like with a park and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Silverton suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Silverton and how can your lawyers assist?
The 1954 Act gives protection to commercial tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Silverton is one of the many areas of the UK in which our lawyers are located