I am acquiring a leasehold flat in Silsworth. My lawyer is not listed on the lender solicitor list. Am I still permitted to retain my Silsworth conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
You must instruct a solicitor to deal with the formalities when you need a loan to buy your property. The property lawyer will carry out all the essential legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You can select a Silsworth conveyancer of your choosing. Nevertheless, where the property lawyer selected is not on the mortgage company solicitor panel further fees will arise as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so where your lawyer has not previously sought membership they should take the chance to apply.
I am remortgaging my home in Silsworth, does my lawyer have to be on the RBS Solicitor panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a garden flat in Silsworth. Do I receive the keys to the property on the completion date from my solicitor? If so, I will find a High Street conveyancing solicitor in Silsworth?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
I'm the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Silsworth. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in May. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most banks would take a sensible view as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
I am currently in the process of buying my council flat in Silsworth. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Silsworth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Silsworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a flat up to £245,000 and found one round the corner in Silsworth I like with amenity areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Silsworth suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
My husband and I are novice buyers - agreed a price, yet the agent has warned us that the vendor will only move forward if we use the agent's chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Silsworth
It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Silsworth conveyancing lawyers - as opposed tothe ones that will earn the negotiator at the agency a commission or achieve conveyancing thresholds pre-set by head office.