My husband and I are purchasing a 1 bedroom flat in Silvertown with a mortgage. We have a Silvertown lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Silvertown lawyer and pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Silvertown conveyancing solicitor to apply to be on the conveyancing panel.
At what point does exchange of contracts occur in domestic conveyancing in Silvertown and do I need to attend the lawyers branch?
Where you are in close proximity to one of the conveyancing solicitors in Silvertown you are welcome to come in to sign contracts. That being said, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Silvertown)to be in the office at the appropriate time.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Silvertown. Do I receive the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Silvertown?
On the day of completion you will not be required to attend the conveyancers office in Silvertown. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
I am purchasing a terrace house in Silvertown. We would like to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these alterations are allowed?
Your conveyancer should check the deeds as conveyancing in Silvertown will occasionally reveal restrictions in the title deeds which restrict certain changes or need the consent of another owner. Certain additions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I'm in the throws of looking at flats in Silvertown and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I will be getting a mortgage with Skipton.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are taking out a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Silvertown differ for new build properties?
Most buyers of new build property in Silvertown come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Silvertown typically purchase 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 conveyancing solicitors 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 accustomed to new build conveyancing in Silvertown or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my business premises in Silvertown and how can your lawyers assist?
The 1954 Act gives a safeguard to commercial lessees, giving them the legal entitlement to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Silvertown is one of the numerous areas of the UK in which our lawyers are based
What are your top tips when it comes to finding a Silvertown conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Silvertown conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Silvertown conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
How many lease extensions have they conducted in Silvertown in the last 12 months?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Silvertown conveyancing firm to assist?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the amount due.
An example of a Lease Extension matter before the tribunal for a Silvertown residence 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 related to 1 flat. The unexpired term as at the valuation date was 69.77 years.