Is the fact that my solicitor in Silvertown is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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. Where you are concerned you should simply call the Silvertown conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Me and my fiancee are acquiring our first home. The solicitor has contact usto ask if we want to order additional conveyancing searches. We are really unsure what's relevant for conveyancing in Silvertown
The extent of Silvertown conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your general appetite to risk. What is important is that you adequately appreciate what information the searches could give you. Then you can decide if you personally think you need that information. If unclear, ask your conveyancing practitioner to advise.
When it comes to lenders such as TSB, do Silvertown property lawyers have to pay a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
How can we know in advance if a Silvertown conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Silvertown seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your conveyancing.
Intending to buy a flat in Silvertown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Silvertown solicitor is on the Bank of Ireland conveyancing panel.
A friend suggested that if I am buying in Silvertown I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Silvertown conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Silvertown around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Silvertown Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Silvertown.
My father has suggested that I use his conveyancers in Silvertown. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to get feedback from friends or relatives who have actually used the firm you're contemplating using.
Last March I purchased a leasehold flat in Silvertown. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the proprietor of a two-bedroom flat in Silvertown. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Most definitely. We can put you in touch with a Silvertown conveyancing firm who can help.
An example of a Lease Extension decision 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 was in relation to 1 flat. The unexpired term as at the valuation date was 69.77 years.