We are about to sign contracts for a ground floor flat in Clowne. We encountered a problem. The loan offer with Bank of Scotland runs out on 10/7/2025 but the vendors are putting forward a completion date of 14/7/2025. Is it possible to extend the mortgage expiry date?
The best person to deal with your concern is your lawyer who will calculate whether he or she is should be discussing with the mortgage company, owner’s solicitors, estate agents or conceivably all parties given the history of your transaction to date.
My fiance and I are buying a purpose built apartment in Clowne with a residential mortgage from Lloyds TSB Bank.We use our Clowne conveyancing practitioner but Lloyds TSB Bank says her practice is not on their approved list of firms. It seems we have little choice but to instruct a Lloyds TSB Bank panel firm or retain our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?
No, not really. The mortgage issued to you contains various provisions, a common one being that lawyers needs to be on the Lloyds TSB Bank conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
I have been told that property searches are a common cause of obstruction in Clowne conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Clowne.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who did the conveyancing in Clowne 10 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your ownership will be held by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your property and secure current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm buying a new build house in Clowne with a loan from Norwich and Peterborough Building Society. The builders would not budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my conveyancer about this extras as it would affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What could I expect to pay for conveyancing in Clowne?
The total sum levied for Clowne conveyancing costs may vary considerably from company to company. In the circumstances it is particularly necessary for you to find this out before you appoint a solicitor. You should also consider asking a couple fee estimate.