We were just about to sign contracts for a semi detached house in Bures. We encountered a stumbling block. Our loan offer with Britannia runs out on 1/12/2026 but the owners are insisting on a completion date of 3/12/2026. Can one extend the loan offer?
The person best placed to deal with your issue is your lawyer who will hopefully assess if they corresponding with the mortgage company, seller’s representatives, selling agents or possibly all three taking into account the circumstances your conveyancing to date.
My property lawyer in Bures is not on the Halifax Approved Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Halifax panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your preferred Bures lawyers but Halifax will need to instruct a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and cause frustration.
- Choose an alternative lawyer to to deal with the conveyancing, remembering to check they are Halifax approved.
- Persuade your Halifax solicitor to attempt to join the Halifax panel
I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Bures solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Bures solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
Completion of my purchase has taken place for my property in Bures. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bures solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bures postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Bures.
3 months have gone by following my purchase conveyancing in Bures completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Bures. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bures
-
There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Please supply a car parking plan.
I am an executor of my recently deceased mum’s Will, with a house in Bures which will be sold. The property has never been registered at HMLR and I'm advised that many purchasers will insist that it is completed before they'll move forward. What's the mechanism for this?
In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.