Is the fact that my solicitor in Silverton is not on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 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) low volume 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. If you are concerned you should simply call the Silverton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
What is the best way to investigate if the solicitor conducting my conveyancing in Silverton is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £187.00 plus VAT in supplemental legal invoice.
Please do make the most of the search tool on this page. Please choose the lender and type ‘Silverton’ or your preferred area and you will be presented with a number of lawyer based in Silverton or by proximity to you.
I am helping my step-mother sell her house in Silverton. Will the solicitor order the energy performance certificate or should I organise this?
After the abolition of HIPs, energy assessments became a required part of selling a property. An energy performance certificate should be commissioned in advance of the property being advertised. It is not a task that law firms ordinarily arrange. If you are using a Silverton conveyancing practitioner they might be willing to arrange energy assessments given their contacts with reputable local assessors
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Silverton. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Silverton?
On the day of completion you will not be required to attend the conveyancers office in Silverton. Your solicitors will transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
The formalities of my remortgage has taken place for my property in Silverton. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Will our lawyer be asking questions about flooding as part of the conveyancing in Silverton.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Silverton. Plenty of people will acquire a property in Silverton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Silverton. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a purchaser could issue a legal claim for losses stemming from an inaccurate answer. The buyer’s conveyancers will also commission an environmental search. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I'm buying my first flat in Silverton with a mortgage from Godiva Mortgages Ltd. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my solicitor about this extras as it will 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.
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Silverton. Conveyancing advisers have not yet been appointed. Will they explain the issues?
Most houses in Silverton are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Silverton so you should seriously consider looking for a Silverton conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.