Are the BSA planning on creating a online directory to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Silverton?
We have not been informed any plans on the part of the BSA to promote such a register.
I am assisting my sister sell her house in Silverton. Does the conveyancer order the EPC or it is for the seller to coordinate?
Following the demise of Home Information Packs, energy assessments became a mandatory element of moving house. An EPC should be to hand prior to the property being placed on the market. This is not a task that law firms ordinarily arrange. Where you are using a Silverton conveyancing solicitor they might help arrange energy assessments given their contacts with long established local energy assessors
I am aiming to move property in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Silverton. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you will need to collect the keys from the selling agent however this can only happen when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you find a conveyancing in Silverton or a solicitor with expertise in conveyancing in Silverton.
HSBC have agreed my home loan in principle, my offer on a property in Silverton has been agreed to, what happens next?
Your property agent will need to be advised as to your conveyancer's details (be sure the conveyancing practitioners are on the lender’s panel). Telephone HSBC or your financial adviser and finalise any relevant documentation. HSBC will sellect a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Silverton.
I need some expedited conveyancing in Silverton as I am under an ultimatum to complete inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you have the choice not to have searches conducted although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Silverton the following are instances of what can be revealed and adversely affect market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Road Schemes,...
Just had an offer accepted on a new build apartment in Silverton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Silverton
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I am a negotiator for a reputable estate agent office in Silverton where we have witnessed a few flat sales derailed as a result of short leases. I have been given conflicting advice from local Silverton conveyancing firms. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Silverton Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
How many of the leaseholders are in arrears for their maintenance charge payments? What is the service charge and ground rent on the property? How is the lease structured?