Is there a reason to appoint a Silvertown conveyancing solicitors firm when national alternatives are less overpriced?
By all means make sure that you compare conveyancing costs in Silvertown and you should seek a competitive estimate but don’t be focused with searching for the lowest priced Silvertown conveyancer. Identifying the right conveyancer can mark the difference between a smooth and a stressful home move. You need to ensure that you have expert guidance from a trusted lawyer. Emails can't be as helpful as a phone discussion and are no substitute for a one to one appointment. Our partner firms will appoint you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from beginning to end, giving the sort of hand holding that you will never get with an web based conveyancer. Our lawyers will contact you regularly to update you on progress making sure that you are regularly updated. Should it ever be necessary to call the office you will be sure who to ask for and we'll endeavour to make sure that you are in the know.
Please explain the implications if my lawyer’s firm is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Silvertown?
The first thing to point out is that, this is very unlikely to happen. 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.
We are purchasing a house in Silvertown. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
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 niece sell her flat in Silvertown. Will the conveyancing solicitor commission the energy assessment or do I organise this?
Following the demise of HIPs, energy assessments was kept a compulsory element of moving property. An EPC needs to be to hand prior to the property being placed on the market. It is not a task that law firms normally arrange. Where you are using a Silvertown conveyancing lawyer they might be willing to arrange energy assessments given their relationships with reputable local assessors
I have finally had an offer on a flat in Silvertown accepted, the owners do nevertheless have a tied purchase. The vendors have offered on a property, but it’s not yet tied up, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Silvertown. What do I do now? When should I get the mortgage application with Yorkshire BS going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Silvertown conveyancing search costs, etc). First, you should ensure that your solicitor is on the Yorkshire BS approved list. Regarding the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a hot market many purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with searches.
I am buying a new build apartment in Silvertown. Conveyancing is necessary evil 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.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Silvertown
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.
My wife and I purchased a leasehold flat in Silvertown. Conveyancing and Norwich and Peterborough Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Silvertown who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Silvertown conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
My wife and I have hit a brick wall in negotiating a lease extension in Silvertown. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the amount due.
An example of a Lease Extension decision for a Silvertown premises 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 related to 1 flat. The unexpired lease term was 69.77 years.
How does one as executor remove a deceased person's name from the title register for a house in Silvertown?
Where a Silvertown property is jointly owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a sale you would simply be asked to evidence as to the reason the other proprietor is missing from the conveyance, typically this takes the form of a grant of probate.
With the aim of making the sale conveyancing simpler for the sale of the property you can arrange to have the deceased person removed from the title entries by submitting an application to HMLR with proof of the death. There is no fee from the Registry for this service.