We see that you have a post code search directory listing firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Silvertown?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Silvertown.
I'm in the throws of looking at flats in Silvertown and I am now considering a potential offer. Is it sensible to have a lawyer on ‘stand by’? I intend to finance via a home loan with Kent Reliance.
It would be advisable to instigate 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 forward their details on to the estate agent. As you are seeking a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
I have a mortgage with Barclays for my property in Silvertown. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
Nationwide have agreed my mortgage in principle, my offer on a apartment in Silvertown has been accepted, what are the next steps?
Your property agent will want to be informed of your lawyer's details (make sure the conveyancing practitioners are on the bank’s approved list). Contact Nationwide or your broker and complete any appropriate forms. Nationwide will sellect a valuer who will get in contact with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Nationwide will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Silvertown.
I used Arc property Solicitors several years ago for my conveyancing in Silvertown. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Silvertown of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Silvertown benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not reveal to my conveyancer about the extras as it may jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I best advised to go with a Silvertown conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can conduct the legal work however his firm is located approximately 350miles away.
The benefit of a high street Silvertown conveyancing practice is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. Having local Silvertown know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were impressed that should trump using an unknown Silvertown conveyancing solicitor solely due to them being round the corner.
Having checked my lease I have discovered that there are only 68 years left on my lease in Silvertown. I need to extend my lease but my freeholder is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to locate the freeholder. On the whole a specialist would be helpful to carry out a search and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Silvertown.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Silvertown conveyancing firm to represent me?
Most certainly. We are happy to put you in touch with a Silvertown conveyancing firm who can help.
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 affected 1 flat. The unexpired term was 69.77 years.