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Find a Silvertown Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Silvertown? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Silvertown transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Silvertown

We had appointed solicitors based in Silvertown on the HSBC solicitor panel. They have just billed me a supplemental charge for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?

Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not set by HSBC but by your Silvertown conveyancer. Plenty of firms on the HSBC panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.

I have a mortgage with Santander for my property in Silvertown. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?

You must advise Santander prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel solicitor.

Completion of my remortgage has taken place for my property in Silvertown. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

How does conveyancing in Silvertown differ for new build properties?

Most buyers of new build property in Silvertown come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Silvertown usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Silvertown or who has acted in the same development.

I am looking for a conveyancing solicitor in Silvertown for my home move. Is there any facility to see a firm’s record with the legal regulator?

Anyone may see presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.

I've found a house that seems to be perfect, at a reasonable price which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Silvertown. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Silvertown are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Silvertown in which case you should be looking for a Silvertown conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will appraise you on the various issues.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Silvertown conveyancing firm to act on my behalf?

Where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Lease Extension matter before the tribunal for a Silvertown premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The unexpired residue of the current lease was 69.77 years.

I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my flat purchase in Silvertown , but I am keen go ahead. What can I do?

One option is to try and agree a lesser deposit. Most vendors will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute

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