Is the fact that my conveyancer in Silsoe is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Silsoe conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I own a freehold property in Silsoe but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Silsoe and has limited impact for conveyancing in Silsoe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I have justfound out that Arc property Solicitors have closed. They carried out my conveyancing in Silsoe for a purchase of a leasehold flat 18 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to check 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 Silsoe conveyancing specialists.
How does conveyancing in Silsoe differ for new build properties?
Most buyers of new build or newly converted property in Silsoe approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Silsoe usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Silsoe or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Silsoe before retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may not grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Silsoe. Conveyancing will be smoother if you use a solicitor in Silsoe especially if they are familiar with such properties in Silsoe.
My uncle has recommend that I instruct his lawyers for conveyancing in Silsoe. Should I use them?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to get recommendations from friends or family who have used the firm that you are contemplating using.