Please explain the implications if my lawyer’s firm is removed from the Skipton Solicitor panel ahead of completing my conveyancing in Silvertown?
First, 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.
My wife and I are at the point of looking at flats in Silvertown and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with UBS.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on an apartment in Silvertown. My mortgage broker suggested a property lawyer. I paid an advanced payment of £200. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
At last I have had an offer on a flat in Silvertown accepted, the vendors do however have a dependent purchase. The vendors have placed an offer on a flat, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Silvertown. What do I do now? When should I get the mortgage application with Nottingham going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then valuation, Silvertown conveyancing search costs, etc). First, you must check that your conveyancer is on the Nottingham 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. In a buoyant market some buyers will apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they pay their solicitor to move forward with the conveyancing in Silvertown.
I have been told that property searches are the number one cause of hinderance in Silvertown conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Silvertown.
The deeds to our property are lost. The lawyers who conducted the conveyancing in Silvertown 10 years ago have long since closed. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR under a Title Number. It is possible to execute a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Silvertown is where the house is located. Can you offer any advice?
Flying freeholds in Silvertown are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Silvertown you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silvertown may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Completion is due on the sale of our £425,000 apartment in Silvertown in seven days. The freeholder has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Silvertown?
Silvertown conveyancing on leasehold flats normally involves fees being invoiced by managing agents :
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Answering conveyancing due diligence enquiries
Where consent is required before sale in Silvertown
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Silvertown conveyancing firm to help?
if there is a absentee freeholder or where there is disagreement 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 arrive at the premium.
An example of a Lease Extension case for a Silvertown property 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 remaining number of years on the lease was 69.77 years.