In what way does my ID and proof of funds have anything to do with my conveyancing in Silvertown? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you are required to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you are unwilling to provide ID verification documents, your lawyer would not be able to act for you.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Coventry BS conveyancing panel for example in Silvertown?
We are not aware of any intention on the part of the BSA to promote such a register.
Am I right to be suspicious about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a local Silvertown conveyancing practice?
As is the case with lots of professional services, often referrals from family and friends can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to retain. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are free to appoint your preferred conveyancer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you are obliged to use for the lender related work in your house move.
My husband and I are 18 days into a residential purchase having been recommend to a firm by the selling agent to handle our conveyancing in Silvertown. We are not happy. Could you you assist me in finding new conveyancers?
They would have to be really poor in order to consider changing them. Has the loan offer been issued? If so you will need to advise them of the new contact details and get the loan are re-issued. The conveyancer needs to be on the banks approved list to avoid escalating costs and delays. So that should be your first question of the new lawyers. The find a solicitor tool should help you find a lender approved solicitor for your home move in Silvertown
My wife and I purchased a leasehold flat in Silvertown. Conveyancing and TSB mortgage are in place. 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 1994. The conveyancing solicitor in Silvertown who previously acted has now retired. Any advice?
The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Silvertown conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Silvertown. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to assess the amount due.
An example of a Lease Extension decision 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 was in relation to 1 flat. The unexpired residue of the current lease was 69.77 years.
My partner and I intend to buy our 1st house in Silvertown. Conveyancing solicitor already appointed. The financial consultant advised that a survey is not necessary as the property was only constructed in 2001.
You would be best advised to undertake a Home Buyer's Report. As the premises is over ten years old the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. They will highlight any apparent issues and suggest additional investigation if appropriate. If there are any indications of material issues get a comprehensive Building Survey from the beginning.