Please explain the implications if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Silvertown?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Me and my partner are buying a apartment in Silvertown. It might be a silly question but how we can trust a lawyer? On completion day we will need to send our life savings 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.
I am helping my step-mother sell her flat in Silvertown. Does the conveyancing solicitor arrange an EPC or should I organise this?
After the abolition of HIPs, energy performance certificates was left as a mandatory component of selling a house. An energy assessment should be to hand prior to the property being marketed. It is not something that conveyancers normally organise. If you are using a Silvertown conveyancing practitioner they may be able to arrange EPC’s due to their relationships with long established local assessors
My offer on a property in Silvertown has been accepted, but there is a chain. The sellers have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a local conveyancing solicitor in Silvertown. What should be my next step? At what stage do I apply for the mortgage with Coventry BS?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Silvertown conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Coventry BS conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they pay their conveyancer to move forward with the conveyancing in Silvertown.
Just had an offer accepted on a new build flat in Silvertown. 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Silvertown
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I have been on the look out for a ground for flat up to £245,000 and identified one near me in Silvertown I like with open areas and transport links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Silvertown suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
We are 14 days into a freehold purchase having been directed to a firm by the estate agent to perform conveyancing in Silvertown. I am am starting to be dissatisfied with the level of service. Can you help me find new conveyancers?
A lawyer would have to be really poor to suggest replacing them. Has the mortgage been issued? In the event that it has you need to make them aware of the new conveyancer and ensure the loan are re-sent. Your conveyancer needs to be on the banks panel to avoid escalating costs and delays. So that should be your starting point. The search tool can help you find a lender approved conveyancer for your conveyancing in Silvertown
Back In 2005, I bought a leasehold house in Silvertown. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Silvertown who acted for me is not around. Any advice?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Silvertown conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a first flat in Silvertown. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Silvertown conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Silvertown flat is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The unexpired lease term was 69.77 years.