My mortgage company has recommended solicitors on their panel based in Silsworth but I would rather use a conveyancing lawyer in Silsworth or nearer to where I live. Are you able to assist?

The minority of Silsworth conveyancing firms are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to find a Silsworth conveyancing solicitor on the on the mortgage company panel.

Last month we had a mortgage agreed in principle with Lloyds. Silsworth conveyancing lawyers have been instructed. How long does it take for Lloyds to send the offer to the lawyer?

Some lenders take longer than others. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Silsworth solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

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

About to purchase house in Silsworth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Silsworth solicitor is on the Clydesdale conveyancing panel.

I completed on my apartment on 6 February and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Silsworth expressed confidence that it would be concluded inside ten days. Are transfers in Silsworth uniquely lengthy to register?

As far as conveyancing in Silsworth registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. As of today approximately three quarters of such applications are completed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the buyer is living at the premises so registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Silsworth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Silsworth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Silsworth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silsworth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In relation to leasehold conveyancing in Silsworth what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Silsworth. Most leases are drafted differently and drafting errors can result in certain clauses are wrong. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A duty to insure the building

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Bank of Scotland, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

I am the registered owner of a 2 bed flat in Silsworth, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Silsworth with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2078

With 54 years left to run we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.