We are a couple about to sign contracts for a garden flat in Barmouth. We encountered a stumbling block. Our mortgage offer with Barnsley Building Society runs out on 8/8/2025 but the sellers are insisting on a completion date of 12/8/2025. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your issue is your conveyancer who will hopefully assess whether he or she is should be discussing with the lender, seller’s solicitors, estate agents or possibly all parties given what has gone on in your transaction to date.
We wanted to use a conveyancing solicitor in Barmouth for our home move. Our broker informed us that our bank Barnsley Building Society won't deal with them. Why is this not regarded as unduly restrictive?
A bank can require an approved solicitor act for it. Borrowers are liable to meet the cost of this. Please make use of our directory service to choose a solicitor to conduct conveyancing in Barmouth on the Barnsley Building Society member panel.
How does conveyancing in Barmouth differ for new build properties?
Most buyers of new build premises in Barmouth come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Barmouth typically acquire the site, 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 conveyancers 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 Barmouth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Barmouth is the location of the property. Is there any guidance you can impart?
Flying freeholds in Barmouth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barmouth you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barmouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Barmouth?
At this site secure a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Barmouth. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your conveyancing in Barmouth
Back In 2002, I bought a leasehold house in Barmouth. Conveyancing and Bank of Ireland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Barmouth who previously acted has now retired. Any advice?
The first thing you should do is contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Barmouth conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Barmouth - Sample of Queries Prior to buying
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Be sure to discover if the the lease contains any unreasonable restrictions in the lease. For example it is fairly common in Barmouth leases that pets are not permitted in in a block in Barmouth. If you like the flatin Barmouth however your cat is not allowed to make the move with you then you will be faced hard compromise. Plenty Barmouth leasehold flats will be liable to pay a service bill for maintenance of the block levied by the landlord. Where you purchase the apartment you will have to pay this charge, usually periodically throughout the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant amount, say about £50-£100 but you need to check it because occasionally it can be prohibitively expensive. What is the yearly maintenance fee and ground rent?