Various internet forums that I have come across warn that are the primary reason for stalling in Silverton house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Silverton.

Given that I will soon spend £400,000 on a two bedroom apartment in Silverton I wish to have a conversation with the lawyer concerning theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Silverton.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Silverton should be the figure that you end up paying.

I am 17 days into a leasehold purchase having been referred to solicitors by the high street agent to handle our conveyancing in Silverton. I am am very disappointed with the level of service. Could you help me find new conveyancers?

They would need to be really bad to suggest replacing them. Has the mortgage been issued? In the event that it has you must advise them of the new contact details and get the offer are re-issued. Your new solicitor ideally needs to be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your starting point. The search tool should help you find a lender approved conveyancer for your home move in Silverton

I work for a reputable estate agency in Silverton where we see a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Silverton conveyancing solicitors. Can you confirm whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. 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 buyer.

I bought a leasehold flat in Silverton, conveyancing formalities finalised December 2006. Can you work out an approximate cost of a lease extension? Corresponding flats in Silverton with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2105

With just 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

What tools are available to find a Silverton conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to twentykilometers to meet the lawyer.

Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Silverton and you will see a number of lawyer located nearest Silverton. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.