We are about to sign contracts for a ground floor flat in Brecon Beacons. We have hit a problem. Our mortgage offer with Aldermore runs out on 7/7/2025 but the owners are suggesting a completion date of 9/7/2025. Is it possible to extend the mortgage expiry date?
The best person to deal with your issue is your solicitors who should calculate whether they should be discussing with the bank, vendor’s conveyancers, property agents or conceivably all three based on the circumstances your house move as of today.
As someone unfamiliar with conveyancing in Brecon Beacons what’s your top tip you can impart concerning the legal transfer of property in Brecon Beacons
Not many law firms shout this from the rooftops but conveyancing in Brecon Beacons or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the legal transfer of property. E.g., the vendor, estate agent and sometimes the lender. Choosing a lawyer for your conveyancing in Brecon Beacons is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to protect your legal interests and to protect you.
On occasion a third party with a vested interest may try and sway you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may advise you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
A colleague advised me that where I am purchasing in Brecon Beacons I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Brecon Beacons conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Brecon Beacons around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brecon Beacons Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Brecon Beacons.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Brecon Beacons is where the house is located. Can you offer any advice?
Flying freeholds in Brecon Beacons are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brecon Beacons you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brecon Beacons may determine 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.
I need to find a conveyancing solicitor for purchase conveyancing in Brecon Beacons. I happened to stumble across a web site which appears to be the ideal offering If there is a chance to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.