We were just about to exchange contracts for a garden flat in East Harling. We have hit a stumbling block. Our loan offer with Bank of Scotland runs out on 17/3/2025 but the owners are suggesting a completion date of 19/3/2025. Can one extend the loan offer?
The best person to deal with your concern is your lawyer who will determine if they corresponding with the mortgage company, vendor’s representatives, property agents or indeed all parties taking into account the history of your transaction as of today.
I own a freehold property in East Harling yet pay rent, why is this and what is this?
It is rare for properties in East Harling and has limited impact for conveyancing in East Harling but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
My solicitor has informed me that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in East Harling?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I am expecting a OIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any East Harling solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint East Harling solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have paid off my mortgage with Coventry BS. I assume I don't need a East Harling conveyancer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial land in East Harling?
Many commercial conveyancing solicitors in East Harling will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in East Harling. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in East Harling.
For each commercial conveyancing transaction in East Harling it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to East Harling commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in East Harling.
I used Action Conveyancing several years ago for my conveyancing in East Harling. Now, I need the documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Harling of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a property in East Harling prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some banks may refuse to issue a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in East Harling. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in East Harling to see if the conveyancing costs will increase in light of this.