We are about to exchange contracts for a leasehold flat in Dorking. We encountered a snag. Our loan offer with Godiva Mortgages Ltd expires on 11/2/2025 but the vendors are suggesting a completion date of 13/2/2025. Can one prolong the mortgage expiry date?
The person best placed to address this issue is your conveyancer who should determine whether he or she is corresponding with the lender, seller’s lawyers, estate agents or possibly all parties taking into account the history of your transaction to date.
My wife and I have recently appointed a conveyancing solicitor in Dorking. I I would like to check if they are on the Chelsea Building Society approved list of lawyers. Can you advise?
You should phone the conveyancer and enquire if they can act for the bank. Otherwise you should call Chelsea Building Society who may be able to confirm.
When it comes to lenders such as Aldermore, do Dorking property lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
My wife and I have arranged a further advance on our mortgage from Clydesdale as we intend to conduct alterations to our home in Dorking. Do we need to appoint a high street Dorking solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale don't usually require a member of their approved list of lawyers 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 Clydesdale list.
I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being pedantic. The Dorking solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I own a 4 bedroom Edwardian property in Dorking. Conveyancing solicitor acted for me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Bank of Scotland to clarify?
You should review 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 Dorking 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 purchasers. You can also check the situation with the conveyancing solicitor who conducted the purchase.
I am purchasing my first flat in Dorking with a mortgage from Leeds Building Society. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my solicitor about this extras as it could impact my loan with Leeds Building Society. 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.
I opted to have a survey completed on a house in Dorking prior to instructing solicitors. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks tend refuse to issue a mortgage on this type of property.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dorking. Conveyancing will be smoother if you use a solicitor in Dorking especially if they are accustomed to such properties in Dorking.