Having sold my house in Silvertown last January yet the purchaser is texting every few hours complaining that his solicitor needs to hear from mylawyer. What should have happened following completion?
After completion of your house sale your solicitor is obliged to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your conveyancer should also evidence that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Silvertown.
What will a local search reveal about the property we're buying in Silvertown?
Silvertown conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central role in most Silvertown conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I have justbecome aware that Stirling Law have been shut down. They conducted my conveyancing in Silvertown for a purchase of a leasehold flat 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Silvertown conveyancing specialists.
In my capacity as executor for the will of my uncle I am disposing of a property in Swansea but live in Silvertown. My conveyancer (approximately 235 kilometers from mehas requested that I sign a stat dec before completion. Could you suggest a conveyancing practitioner in Silvertown who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Silvertown
We have reached the end of our tether in trying to purchase the freehold in Silvertown. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension case 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 term as at the valuation date was 69.77 years.
Are there common deficiencies that you see in leases for Silvertown properties?
There is nothing unique about leasehold conveyancing in Silvertown. All leases are drafted differently and drafting errors can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain parts of the premises A provision for the recovery of money spent for the benefit of another party.
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Virgin Money, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to pull out.
My sealed bid on house in Silvertown was accepted, the vendor does nevertheless have a connected purchase. The current proprietors have put an offer on somewhere, although it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a local conveyancing lawyer in Silvertown. What should be my next step? At what point should I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is an associated chain given your reluctance to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Silvertown conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Coventry BS approved list. Regarding the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market many purchasers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.