It has taken forever and a day but a loan agreement from NatWest for the refinancing of my 3 room garden flat is due any day now. Can you suggest a low cost conveyancing law firm in Silverdale?

You are on the wrong site if you are in need of cut-price fees for conveyancing in Silverdale. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers seducing you with ninety nine pound conveyancing in Silverdale. The optimum outcome, in going for cheap conveyancing, you will earn what you pay for and at worst you will end up being stung for additional fees and still not get the service you were hoping for.

Why do I have to pay up front for my conveyancing in Silverdale?

If you are buying a property in Silverdale your solicitor will request that you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the purchase price then this will be asked for immediately before contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.

My lawyer in Silverdale is not on the Barnsley Building Society Approved Panel. Can I still continue with my family solicitor even though they are not on the Barnsley Building Society panel?

The limited options open to you here include:

1. Carry on with your existing Silverdale solicitors but Barnsley Building Society will need to use a solicitor on their panel. This will result in additional total legal fees as well as result in frustration.
2. Find a new practitioner to act in the purchase, remembering to check they are on the Barnsley Building Society panel

Will my lawyer be making enquiries concerning flooding during the conveyancing in Silverdale.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Silverdale. There are those who purchase a house in Silverdale, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Silverdale. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the owner, then a purchaser may commence a compensation claim resulting from an misleading response. The buyer’s lawyers will also carry out an enviro search. This should indicate whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.

What advice can you give us when it comes to choosing a Silverdale conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Silverdale conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Silverdale conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

How many lease extensions have they carried out in Silverdale in the last 12 months?

I invested in buying a 2 bed flat in Silverdale, conveyancing having been completed May 2002. How much will my lease extension cost? Corresponding properties in Silverdale with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2094

With only 69 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.