My bid for a property was accepted at auction in Silverdale. Conveyancing is necessary. What happens now?

Having to in every practical sense signed on the dotted line you must hire the services of a conveyancing practitioner as a matter of priority as you now have a pending a fixed date to complete the purchase. Every auction property will have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You must give this to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

We are getting a further advance on our home loan from Nottingham as we intend to carry out alterations to our house in Silverdale. Are we obliged to appoint a nearby Silverdale solicitor on the Nottingham conveyancing panel to handle the paperwork?

Nottingham do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.

Two weeks ago we had a mortgage agreed in principle with Co-operative. Silverdale conveyancing solicitors were chosen. How long does it take for Co-operative to send the offer to the lawyer?

Some lenders take longer than others. Have Co-operative completed the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I bought my home on 11 July and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Silverdale advises it should be registered in less than a month. Are properties in Silverdale uniquely lengthy to register?

As far as conveyancing in Silverdale registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry have to notify any third persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration occurs once the purchaser is living at the premises therefore an expedited registration is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Silverdale with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my solicitor about the deal as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it possible to change solicitor as I have to instruct one who is on the The Royal Bank of Scotland conveyancing panel. I hired a local conveyancing solicitor in Silverdale five minutes from me but the firm is not approved by The Royal Bank of Scotland

It would be our pleasure to help you select a conveyancing solicitor in Silverdale on the The Royal Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Silverdale. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Silverdale.

As co-executor for the will of my father I am selling a property in Newport but I am based in Silverdale. My conveyancer (based 250 miles from merequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Silverdale to attest this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Silverdale