The Silsoe conveyancing lawyers that I recently instructed on my house acquisition in Silsoe have without warning shut down. I chose them because I needed a solicitor on the Nottingham conveyancing panel and my family Silsoe lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I can see plenty of here regarding conveyancing in Silsoe but can you isolate your top tip for selecting the right conveyancer in Silsoe
We would encourage you not to base your choice on the lowest Silsoe conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have been told by my lawyer that lack of building regulations insurance is required on my purchase. What is the level of cover for Silsoe conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Silsoe conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Will our lawyer be making enquiries regarding flooding during the conveyancing in Silsoe.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Silsoe. Some people will buy a house in Silsoe, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their lawyers which can give them a better understanding of the risks in Silsoe. The conventional set of information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to find out if the premises has historically flooded. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an inaccurate answer. The purchaser’s conveyancers will also carry out an environmental report. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
I decided to have a survey done on a house in Silsoe in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies tend not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Silsoe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Silsoe to see if the conveyancing costs will increase in light of this.
Should one as executor remove a deceased person's name from the title deeds for a property in Silsoe?
If a Silsoe property is co-owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal your conveyancer would simply be asked to supply proof as to the reason the co proprietor is not included in the conveyance, typically this takes the form of the probate documents.
With the aim of making things smoother in the future you may apply to have the deceased party erased from the title register by applying to HMLR with proof of the death. There is no land registry fee payable.