We were just about to exchange contracts for a ground floor flat in Brundall. We encountered a problem. Our mortgage offer with HSBC Bank expires on 4/6/2025 but the owners are putting forward a completion date of 6/6/2025. Is it possible to prolong the loan expiry date?
The person best placed to address this question is your solicitors who will hopefully assess if they better off negotiating with the mortgage company, seller’s representatives, estate agents or possibly all three taking into account the circumstances your transaction to date.
We wanted to use a property lawyer in Brundall for our house move. Our financial adviser has since advised us that our mortgage lenders Britannia won't deal with them. Surely this is unduly restrictive?
A mortgage company can direct that a panel solicitor act for it. Borrowers are expected to bear the charges for this. Try using our search facility to choose a solicitor to conduct conveyancing in Brundall on the Britannia approved list of solicitors.
We are getting a further advance on our mortgage from Santander as we intend to carry out a loft conversion to our home in Brundall. Are we obliged to appoint a bricks and mortar Brundall solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
I have paid off my mortgage with Principality. I assume I don't need a Brundall conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Leeds Building Society have agreed my mortgage in principle, my offer on a apartment in Brundall has been accepted, now what?
Your property agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Telephone Leeds Building Society or the broker and finalise any appropriate documentation. Leeds Building Society will appoint a valuer who will get in contact with the selling agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Leeds Building Society will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brundall.
I require quick conveyancing in Brundall as I have a deadline to sign on the dotted line in less than 4 weeks. Thankfully I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to have searches carried out although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Brundall the following are examples of what can show up and adversely affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
In my capacity as executor for the estate of my father I am selling a house in Neath but I am based in Brundall. My solicitor (who is 250 kilometers awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Brundall who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Brundall
I have just appointed agents to market my garden apartment in Brundall. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge invoice – what should I do?
The sensible thing to do is clear the invoice as you normally would as all ground rent and maintenance charges should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a basement flat in Brundall, conveyancing having been completed 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Brundall with a long lease are worth £165,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2102
With just 77 years unexpired we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.