We are a couple about to exchange contracts for a property in Bodelwyddan. We have hit a snag. Our mortgage offer with Chelsea Building Society expires on 4/8/2025 but the sellers are insisting on a completion date of 6/8/2025. Is it possible to prolong the mortgage expiry date?
The best person to address this question is your conveyancer who should assess whether he or she is better off negotiating with the mortgage broker, vendor’s solicitors, selling agents or indeed all three given the history of your house move as of today.
We wanted to use a property lawyer in Bodelwyddan for our house purchase. Our financial adviser has since advised us that our mortgage lenders Skipton Building Society won't deal with them. Surely this is unduly restrictive?
Mortgage Companies tend to imposes restrictions either the type or the volume of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have decided to limit the number of firms they use to act for them. Be aware that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are mixed views regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Bodelwyddan only execute one or two conveyances a year.
I am helping my niece sell her property in Bodelwyddan. Will the conveyancer order the energy assessment or should I organise this?
After the abolition of HIPs, energy assessments was retained a mandatory part of moving house. An energy assessment must be commissioned before the property is advertised. It is not something that lawyers normally organise. If you are instructing a Bodelwyddan conveyancing solicitor they may be willing to arrange energy assessments due to their relationships with long established local accredited person
My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Bodelwyddan conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
My offer was accepted on a property in Bodelwyddan on 14/4/2025, valuation was booked five days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search inform me about the house my wife and I buying in Bodelwyddan?
Bodelwyddan conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays an important role in many a Bodelwyddan conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I am looking for a leasehold apartment up to £195,000 and identified one near me in Bodelwyddan I like with a park and railway links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Bodelwyddan in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I am looking for a conveyancing solicitor in Bodelwyddan for my home move. Can I see a firm’s record with the profession’s regulator?
One may review documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA may recorded call for training reasons.