At what point does exchange of contracts occur in domestic conveyancing in Silverstone and do I need to be at the lawyers office?
If you are near to our conveyancing solicitors in Silverstone you are welcome to attend to sign the paperwork. However, the lender approved solicitors we work with supply a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the property agreement is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Silverstone)to be in the office available at the end of the phone to exchange contracts.
We previously appointed solicitors based in Silverstone on the Nationwide solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not set by Nationwide but by your Silverstone property lawyer. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
The formalities of my remortgage has taken place for my property in Silverstone. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My offer was accepted on a property in Silverstone on 8/1/2019, valuation was booked 4 days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my conveyancer be asking questions concerning flooding as part of the conveyancing in Silverstone.
The risk of flooding is if increasing concern for lawyers dealing with homes in Silverstone. There are those who acquire a house in Silverstone, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their lawyers which will give them a better appreciation of the risks in Silverstone. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out if the premises has ever been flooded. In the event that the premises has been flooded in past and is not notified by the vendor, then a buyer could bring a claim for damages stemming from an misleading reply. A purchaser’s solicitors may also commission an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be conducted.
Have completed on a a terraced house in Silverstone , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Silverstone conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
There is nothing unique about conveyancing in Silverstone registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. As of today roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration is effected after the buyer has moved in to the premises therefore post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
How can the Landlord & Tenant Act 1954 affect my business premises in Silverstone and how can your lawyers assist?
The 1954 Act provides protection to commercial leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Silverstone is one of the hundreds of areas of the UK in which our lawyers are located