We are a couple about to sign contracts for a semi detached house in Formby. We have hit a snag. Our mortgage offer with Yorkshire Building Society runs out on 24/12/2024 but the owners are putting forward a completion date of 30/12/2024. Is it possible to prolong the mortgage offer?
The best person to address this concern is your conveyancer who will hopefully calculate whether they corresponding with the mortgage company, owner’s representatives, estate agents or conceivably all three given what has happend in your transaction to date.
I am assisting my step-mother sell her house in Formby. Does the conveyancer order the EPC or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates remained a mandatory part of selling a house. An energy assessment should be commissioned prior to the property being placed on the market. It is not something that law firms ordinarily arrange. Where you are instructing a Formby conveyancing solicitor they might be able to arrange EPC’s due to their relationships with reputable local accredited person
How can we know in advance if a Formby conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Formby obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Formby bank branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Formby conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the property lawyer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase a new build flat in Formby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Formby
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the encouragement of my in-laws I had a survey completed on a property in Formby in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders may not issue a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Formby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Formby to see if the conveyancing will be more expensive.
Is it best to appoint a Formby conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can perform the legal work but his firm is located 200miles drive away.
The primary upside of using a high street Formby conveyancing practice is that you can attend the office to execute documents, present your ID and apply pressure on them where appropriate. Having local Formby know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that must surpass using an unfamiliar Formby conveyancing solicitor just because they are based in the area.
I need to find a mortgage company panel solicitor in Formby. Could you help me?
It is not clear why you need a Formby panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Formby are on their panel . If you do find such a firm in Formby not listed please direct them to our site to list. After all the cost is only one £1 a month