We are about to exchange contracts for a property in Haydock. We have hit a problem. Our loan offer with Chelsea Building Society runs out on 21/9/2026 but the sellers are suggesting a completion date of 23/9/2026. Can one extend the loan expiry date?
The best person to address this question is your lawyer who should determine whether he or she is should be discussing with the mortgage company, seller’s representatives, property agents or possibly all three given what has happend in your conveyancing as of today.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to use a specialised conveyancing solicitor in Haydock?
Do check but the chances are that allocate you one of their panel solicitors should you want the "fee-free" offer. Call the lender and check if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Haydock.
When it comes to mortgage companies such as RBS, do Haydock conveyancing practitioners incur a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We had appointed conveyancing lawyers based in Haydock on the Santander solicitor panel. They are now charging me a separate charge for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. This charge is not set by Santander but by your Haydock solicitor. Numerous firms on the Santander panel will quote ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Haydock solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Haydock surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I note that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a residence in Haydock? or Apparently there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to contribute towards maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Haydock?
Unless a previous acquisition of the property completed post 12 October 2013 you could take it that solicitors conducting conveyancing in Haydock to continue to propose a a chancel search and or insurance against a claim.
I am buying a new build house in Haydock benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about this deal as it may put at risk my loan with The Mortgage Works. Is this normal?.
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.
Me and my husband accepted an offer on a Haydock property we inherited six years ago in 2012. I have over a decades worth of conveyancing knowledge and, although retired, intend to do my own legal work. The buyer's property lawyer has informed me that their building society will not allow you to do your own conveyancing as they require the funds to be transferred to a solicitor's bank account.
Lending instructions to conveyancers from all mainstream lenders state that If the seller does not have legal representation the borrower's lawyers should check whether the bank needs to be informed so that a decision can be made as to whether or not they are willing to progress.