My property lawyer in Silverdale has never been on on the Godiva Mortgages Ltd Conveyancing Panel. Can I still retain my prefered solicitor even though they are excluded from the Godiva Mortgages Ltd approved list?
The limited options available to you here include:
- Carry on with your existing Silverdale solicitors but Godiva Mortgages Ltd will need to use a lawyer on their list of acceptable firms. This will result in additional overall legal charges and cause delays.
- Find a new practitioner to act in the conveyancing, remembering to check they are Convince your conveyancer to use their best endeavours to join the Godiva Mortgages Ltd conveyancing panel
How does conveyancing in Silverdale differ for newly converted properties?
Most buyers of new build property in Silverdale approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Silverdale tend to 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 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 used to new build conveyancing in Silverdale or who has acted in the same development.
I am selling my property. My past solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Silverdale if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Silverdale. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Estate agents have just been given the go-ahead to market my garden apartment in Silverdale. Conveyancing is yet to be initiated, but I have recently had a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Silverdale Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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Generally speaking the cost for major works are not included within service charges, although there some managing agents in Silverdale ask leaseholders to contribute towards a sinking fund created for the specific intention of building a fund for major works. The answer will be useful as a) areas can cause problems for the building as the common areas may start to deteriorate where services are not paid for b) if the tenants have a dispute with the managing agents you will want to have full disclosure The best form of lease arrangement is if the freehold title is owned by the leaseholders. In this arrangement the lessees enjoy being in charge if their destiny and although a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves.
When it comes to my conveyancing in Silverdale should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Silverdale conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.