My family lawyer has given a fee estimate £1200 for no sale no fee conveyancing in Silverton. I’m hoping to sell a Georgian property for £125,000. Are these conveyancing fees excessive? Is it above the norm for conveyancing in Silverton?

The estimate does seem marginally overpriced. If you are content to expend time scrutinising prices you might decrease the fees marginally by say a hundred pounds. On the other hand, you mightcome to regret choosing an an untested conveyancer. Don't forget to check the firm can act for your mortgage company. You can use our comparison tool to select a Silverton conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Silverton.

I own a freehold property in Silverton yet charged rent, why is this and what is this?

It is rare for properties in Silverton and has limited impact for conveyancing in Silverton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Forgive me if this question is silly but I am new to the house moving as a 1st time buyer of a garden flat in Silverton. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Silverton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you should be invited to collect the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

A friend informed me that in purchasing a property in Silverton there could be various restrictions preventing external alterations to a property. Is this right?

We are aware of a number of properties in Silverton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Silverton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Silverton solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

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

Are there restrictive covenants that are commonly identified during conveyancing in Silverton?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Silverton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have been on the look out for a flat up to £245,000 and identified one close by in Silverton I like with a park and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Silverton suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.