We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather use a specialised conveyancing solicitor in Silsoe?

You should check but the the likelihood is that appoint one of their panel lawyers if you want the "fee-free" deal. Call the lender and see if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Silsoe.

Me and my partner are purchasing a apartment in Silsoe. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is the difference between a licensed conveyancer and conveyancing solicitor in Silsoe

There are two types of lawyers who can conduct conveyancing in Silsoe namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or purchase of property. Both are duty bound to execute Silsoe conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all necessary steps will be appropriately taken.

I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being a right pain. The Silsoe solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.

My friend advised me that where I am buying in Silsoe I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Silsoe conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Silsoe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Silsoe Education with plans and statistics, Local Amenities and other useful information regarding Silsoe.

I have been advised by a few estate agents in Silsoe to select a solicitor using your seach tool. Is there a financial upside for Estate Agents to recommend your services over a competitor’s?

We don’t give any commission for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

When it comes to leasehold conveyancing in Silsoe what are the most common lease problems?

There is nothing unique about leasehold conveyancing in Silsoe. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, The Royal Bank of Scotland, and Aldermore all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I inherited a 1st floor flat in Silsoe, conveyancing was carried out November 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Silsoe with over 90 years remaining are worth £260,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2098

You have 75 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.