We are about to sign contracts for a freehold house in Clayhall. We encountered a problem. Our loan offer with Bank of Scotland expires on 10/11/2025 but the sellers are putting forward a completion date of 12/11/2025. Can one prolong the loan offer?
The best person to address this question is your conveyancer who should assess whether they should be discussing with the bank, owner’s lawyers, property agents or conceivably all three given what has happend in your conveyancing as of today.
How up to date is your search tool for Clayhall conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Clayhall conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
I'm the single recipient of my late father’s will and I have everything in my name now, including the house in Clayhall. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this clause chiefly exists to identify the purchase and immediately sell or the flipping of property.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Clayhall conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
After what feels like an age I have had an offer on an apartment in Clayhall agreed to, but there is a chain. The vendors have offered on a flat, but it’s not yet agreed to, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Clayhall. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Clayhall conveyancing search fees, etc). The first thing to do is ensure that your conveyancing practitioner is on the Bank of Ireland approved list. As to the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a hot market many home buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
I own a terraced Georgian house in Clayhall. Conveyancing lawyer acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clayhall and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
My father-in-law has recommend that I instruct his conveyancers in Clayhall. Do I take his advice?
There are no two ways about it the best way to choose a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the conveyancer that you are are thinking of instructing.
My mother purchased her house in Clayhall 7 years past. She has got married, divorced and is now married again. She now wishes to the sell the Clayhall property. I suspect that she will just be asked to supply copies of her marriage papers to the conveyancing practitioner but she is concerned it will hold up the sale of the property. Is it worth updating the title documents for the house?
You are not required to update the title for the property as long as you have the evidence required to demonstrate how the name change resulted.
The purchaser’s property lawyer should review the land registry details and requisition evidence to establish the name change for instance marriage documentation.