We were just about to sign contracts for a garden flat in Benfleet. We have hit a problem. Our loan offer with Godiva Mortgages Ltd runs out on 25/4/2025 but the owners are putting forward a completion date of 29/4/2025. Is it possible to prolong the mortgage offer?
The person best placed to deal with your concern is your lawyer who is in a position to assess if he or she is corresponding with the lender, vendor’s solicitors, property agents or possibly all three based on the history of your transaction as of today.
How up to date is your search tool for Benfleet conveyancing solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Benfleet conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
Please explain the implications if my solicitor is suspended from the Lloyds Solicitor panel ahead of completing my conveyancing in Benfleet?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Benfleet. Do I collect the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Benfleet?
On the day of completion you will not be required to go to the conveyancers office in Benfleet. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
is it true that all Benfleet solicitors on the HSBC conveyancing panel are governed by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being difficult. The Benfleet solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
What is different about your site and alternative online quote calculators for conveyancing in Benfleet?
At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Benfleet. As opposed to estate agents and brokerage sites we do not charge firms a fee if you instruct them for your conveyancing in Benfleet
When it comes to leasehold conveyancing in Benfleet what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Benfleet. All leases are unique and legal mistakes in the legal wording can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
-
Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Chelsea Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.
I own a 2 bed flat in Benfleet, conveyancing was carried out June 1999. How much will my lease extension cost? Corresponding flats in Benfleet with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2095
With 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.