We are a couple about to sign contracts for a property in Fishponds. We have hit a snag. Our loan offer with Norwich and Peterborough Building Society expires on 14/4/2025 but the owners are suggesting a completion date of 16/4/2025. Is it possible to extend the loan offer?
The best person to deal with your question is your lawyer who should assess if he or she is better off negotiating with the mortgage company, owner’s conveyancers, property agents or indeed all parties taking into account the circumstances your conveyancing as of today.
Have just purchased a probate house at auction in Fishponds. Conveyancing is required. What is next?
Now that you are legally bound yourself to purchase you now have to find a conveyancing practitioner quickly as you now have a tight a fixed date to complete the purchase. Every auction property should have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.
My partner and I have organised the release of further monies on our mortgage from RBS as we wish to carry out improvements to our house in Fishponds. Do we need to select a bricks and mortar Fishponds solicitor on the RBS conveyancing panel to handle the legals?
RBS don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Fishponds solicitor on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
What does a local search reveal about the house my wife and I purchasing in Fishponds?
Fishponds conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central role in most Fishponds conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I have a semi-detached Edwardian property in Fishponds. Conveyancing practitioner acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fishponds and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who completed the work.
I'm purchasing a new build house in Fishponds with a mortgage from Norwich and Peterborough Building Society. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not disclose to my conveyancer about the extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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 am looking for a flat up to £305k and found one round the corner in Fishponds I like with a park and transport links nearby, however it's only got 61 years on the lease. There is not much else in Fishponds in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.