A friend advised me that in purchasing a property in Silsoe there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Silsoe which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Silsoe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as RBS, do Silsoe solicitors have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We are getting a further advance on our home loan from Kent Reliance as we want to carry out a loft conversion to our property in Silsoe. Do we need to select a high street Silsoe solicitor on the Kent Reliance conveyancing panel to handle the legals?
Kent Reliance don't usually require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
How does conveyancing in Silsoe differ for new build properties?
Most buyers of new build property in Silsoe contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Silsoe usually 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 property lawyers 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 Silsoe or who has acted in the same development.
My business partner and I are intending to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Silsoe for less than £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Silsoe, including the sale and acquisition of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right solicitor. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or phone us so that we may supply you with a fixed commercial conveyancing quote.
There are only 62 years remaining on my flat in Silsoe. I now want to get lease extension but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the freeholder. On the whole an enquiry agent may be useful to conduct investigations and to produce a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Silsoe.
I purchased a 1st floor flat in Silsoe, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Silsoe with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2072
With just 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
New build sellers have recommended to me a solicitor and I've received an estimate from them. It's almost £300 cheaper than my local Silsoe conveyancing practitioner. Should I use them?
Builders frequently have panels of solicitors who are quick and who know the seller’s contract and lawyer. Plenty of developers offer an inducement to choose a preferred lawyer for this reason, any increased charges can be avoided and a developer won't recommend a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange within a tight deadline. The argument for not opting for the suggested conveyancer is that they may be reluctant to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the case you should remain with your high street Silsoe solicitor.