We were just about to sign contracts for a freehold house in Hoyland. We have hit a snag. The mortgage offer with Santander expires on 10/2/2025 but the vendors are suggesting a completion date of 12/2/2025. Is it possible to prolong the loan offer?
The best person to deal with your issue is your conveyancer who should determine whether he or she is better off negotiating with the lender, seller’s lawyers, selling agents or possibly all three given the circumstances your conveyancing as of today.
This question may be naive but I am new to the process as FTB of a two bedroom flat in Hoyland. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Hoyland?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am buying a property in Hoyland. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Co-operative your lawyer must check the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Hoyland.
I recently had an offer accepted on a house in Hoyland. My mortgage broker suggested a solicitor. I paid an advanced payment of £150. Not long after, the lawyer called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todayfound out that Stirling Law have been shut down. They carried out my conveyancing in Hoyland for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hoyland conveyancing specialists.
I'm buying a new build house in Hoyland with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my lawyer about this extras as it would impact my mortgage with Chelsea Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Hoyland I like with open areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Hoyland suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Do I need to be wary about 3rd parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Hoyland conveyancing company?
As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend solicitors to select. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the discretion to select your own lawyer. Don't forget that some lenders have an approved list of conveyancers you must use for the lender related work in your house move.