We were just about to sign contracts for a leasehold flat in Ebbw Vale. We encountered a snag. The mortgage offer with Platform Home Loans Ltd expires on 16/9/2026 but the sellers are insisting on a completion date of 18/9/2026. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your concern is your solicitors who will assess if they corresponding with the lender, owner’s solicitors, property agents or indeed all parties given the history of your conveyancing to date.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Ebbw Vale?
You should check but the the probability is that appoint one of their panel solicitors should you want the "fee-free" offer. Contact the lender to see if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Ebbw Vale.
Last month we had a mortgage agreed in principle with Skipton. Ebbw Vale conveyancing solicitors have been instructed. How long does it take for Skipton to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Skipton conducted the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My fiancee and I are in the process of viewing flats in Ebbw Vale and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I will be getting a home loan with UBS.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Ebbw Vale bank branch on numerous occasions and was told they are content with the situation and they will lend. My Ebbw Vale conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
As long as the lawyer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Ebbw Vale 10 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the details of your ownership will be retained by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and order current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
All being well we will complete the disposal of our £450,000 garden flat in Ebbw Vale on Tuesday in a week. The managing agents has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Ebbw Vale?
Ebbw Vale conveyancing on leasehold flats ordinarily involves administration charges levied by freeholders :
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Addressing pre-exchange enquiries
Where consent is required before sale in Ebbw Vale
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I acquired a 2 bed flat in Ebbw Vale, conveyancing was carried out in 2012. Can you work out an approximate cost of a lease extension? Comparable flats in Ebbw Vale with an extended lease are worth £211,000. The ground rent is £50 levied per year. The lease expires on 21st October 2094
With just 68 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
I need to assess quotes for conveyancing in Ebbw Vale from three lawyer and choose one. Am I right to tell them to hold tight until I I have an offer accepted on a apartment.
We would recommend that you only ask your conveyancer to open a file and submit searches after the sales confirmation has been issued by the selling agent particularly as Ebbw Vale conveyancing searches are costly.