It is 10 years ago since I bought my home in Silverton. Conveyancing solicitors have just been instructed on the sale but I am unable to find my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may still be with the conveyancers who oversaw your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Silverton relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Silverton?
There are two types of lawyers who can execute conveyancing in Silverton namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. They are both obliged to carry out Silverton conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that the requisite procedures should be correctly attended to.
A relative advised me that in purchasing a property in Silverton there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Silverton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Silverton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being difficult. The Silverton solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Silverton differ for new build properties?
Most buyers of new build or newly converted property in Silverton approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Silverton typically acquire the site, 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 Silverton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Silverton is the location of the property. Can you offer any opinion?
Flying freeholds in Silverton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Silverton you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silverton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How do I use your search tool to locate a conveyancing solicitor in Silverton on the approved list for my mortgage?
Step one is to select a mortgage company such as Nationwide Building Society, Barnsley Building Society or Godiva Mortgages Ltd then choose your preferred area for instance Silverton. Conveyancing organisations in Silverton and across England and Wales will then be identified.
I have been recommended a conveyancing solicitor in Silverton. I need to find out if they are on the lender's conveyancing panel. Could you or the lender confirm if they are on the panel?
It’s a good idea phone the lawyer to check if they are on the lender's approved list. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a quality conveyancing solicitor in Silverton on the panel for your mortgage company.