We are about to sign contracts for a property in Drakes Cross. We have hit a problem. The mortgage offer with Halifax expires on 3/6/2026 but the owners are putting forward a completion date of 5/6/2026. Can one prolong the mortgage offer?
The best person to deal with your concern is your lawyer who will determine whether he or she is should be discussing with the mortgage company, seller’s representatives, estate agents or indeed all parties taking into account what has happend in your transaction as of today.
My grandmother passed away last year and as sole heir and executor I was left the house in Drakes Cross. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Where you intend to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
My friend recommended that where I am purchasing in Drakes Cross I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Drakes Cross conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Drakes Cross around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Drakes Cross.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Drakes Cross is the location of the property. Can you offer any guidance?
Flying freeholds in Drakes Cross are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Drakes Cross you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Drakes Cross may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In my capacity as executor for the estate of my grandfather I am selling a residence in Newport but I am based in Drakes Cross. My lawyer (based 260 miles from mehas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Drakes Cross who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Drakes Cross
Back In 2009, I bought a leasehold house in Drakes Cross. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Drakes Cross who acted for me is not around. Any advice?
First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Drakes Cross conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Drakes Cross Leasehold Conveyancing - A selection of Queries before Purchasing
-
It would be sensible to investigate if the the lease contains any adverse restrictions in the lease. For example it is reasonably common in Drakes Cross leases that pets are not allowed in certain buildings in Drakes Cross. If you like the apartmentin Drakes Cross however your dog is not allowed to live with you then you will be presented with a difficult compromise. It would be wise to discover as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to practical issues such as the tidiness of the communal areas. Enquire of other tenants what they think of their management. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. Best to be warned whether fixing the lift or some other major work is due shortly that will be shared amongst the leaseholders and may well materially increase the the service costs or result in a one time payment.