We were just about to exchange contracts for a property in Brislington. We have hit a stumbling block. The mortgage offer with Norwich and Peterborough Building Society expires on 30/11/2026 but the sellers are suggesting a completion date of 2/12/2026. Is it possible to extend the loan expiry date?
The best person to deal with your concern is your solicitors who is in a position to calculate if he or she is should be discussing with the mortgage company, seller’s lawyers, selling agents or conceivably all parties given what has happend in your conveyancing to date.
In what way does my ID and proof of funds have anything to do with my conveyancing in Brislington? Is this really warranted?
To satisfy the Money Laundering Regulations any Brislington conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing where you reside.
In accordance with Money Laundering Regulations, conveyancers are duty bound to validate not only the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. An unwillingness to disclose this may lead to your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.
I am the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Brislington. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most banks would take a pragmatic view as this provision primarily exists to identify the purchase and immediately sell or the flipping of properties.
I have decided to exercise my right to buy my property in Brislington off the council. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I can not fathom if my lender requires a lease extension. I have called into my local Brislington bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Brislington conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the property lawyer is on the bank approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I are downsizing from our house in Brislington and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Brislington. Having lived in Brislington for six years we know of no issue. Should we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
My husband and I are FTB’s - agreed a price, yet the estate agent informed us that the seller will only issue a contract if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Brislington
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to use your own,trusted Brislington conveyancing lawyers - not the ones that will give their negotiator at the agency a kickback or hit his conveyancing thresholds set by corporate headquarters.
I previously informed by my mortgage company that their approved conveyancers operate no completion no charge basis for conveyancing in Brislington. My purchase did not proceed and now the solicitors have invoiced for search fees! They are claiming that the fees are seperate!
By offering "no sale no fee" Brislington conveyancing practices are waiving their fees for any work conducted. We should make it clear that this does not constitute an insurance scheme. you will still need to pay for any costs that your solicitor has incurred on your behalf for example Brislington local authority checks