We are a couple about to exchange contracts for a property in Hermon. We have hit a stumbling block. Our mortgage offer with Platform Home Loans Ltd expires on 20/2/2026 but the owners are suggesting a completion date of 24/2/2026. Can one extend the loan expiry date?
The best person to deal with your question is your lawyer who should determine if he or she is corresponding with the lender, vendor’s solicitors, estate agents or conceivably all parties given what has happend in your house move to date.
What is the first thing I need to know concerning purchase conveyancing in Hermon?
You may not hear this from too many lawyers but conveyancing in Hermon or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the transaction. For instance, the vendor, property agent and even potentially the mortgage company. Choosing a law firm for your conveyancing in Hermon is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose responsibility is to look after your best interests and to keep you safe.
There is a worrying emergence of a "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your conveyancer ahead of all other players in the home moving process.
I am the sole beneficiary of my late father’s will and I have everything in my name now, including the house in Hermon. The Hermon property was put into my name in November. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. many lenders would take a practical view as this provision is primarily there to capture subsales or the flipping of property.
Can you point me to a directory of Santander panel solicitors in Hermon on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. If you are looking for a Hermon solicitor on the Santander please make the most of our tool.
We are getting the release of further funds on our home loan from Kent Reliance as we want to carry out renovations to our house in Hermon. Do we need to choose a high street Hermon solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance would not normally appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
How does conveyancing in Hermon differ for new build properties?
Most buyers of new build residence in Hermon contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Hermon typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hermon or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Hermon is where the house is located. Can you shed any light on this issue?
Flying freeholds in Hermon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hermon you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hermon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am using a search engine for the term cheap conveyancing in Hermon it shows results of many conveyancerslocally. With so much choice what is the best way to find the suitable property lawyer for my move?
The preferential method of choosing the right conveyancer is via personal referral, so enquire of colleagues and relatives who have purchased a property in Hermon or the local estate agent or financial adviser. Costs for conveyancing in Hermon differ, so it's a good idea to secure a minimum of three quotes from varying types of solicitors. Be sure to secure confirmation that the charges are guaranteed not to escalate.