We are a couple about to exchange contracts for a ground floor flat in Kelsall. We have hit a problem. Our mortgage offer with Birmingham Midshires expires on 22/12/2025 but the sellers are insisting on a completion date of 24/12/2025. Is it possible to extend the mortgage expiry date?
The best person to deal with your question is your lawyer who will hopefully assess if they should be discussing with the bank, vendor’s conveyancers, selling agents or indeed all three given what has gone on in your transaction to date.
I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Kelsall with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
is it true that all Kelsall solicitor firms on the Yorkshire BS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being a right pain. The Kelsall solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on a house in Kelsall on 10/9/2025, valuation was booked 2 days later, all came back fine. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Are Clydesdale entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various web forums that I have frequented warn that are the number one reason for hinderance in Kelsall conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Kelsall.
I am buying my first flat in Kelsall benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my solicitor about the side-deal as it may impact my mortgage with the lender. Should I keep quiet?.
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.
My parents are unable to locate their Kelsall property on the HM Land Registry website. They have a vague recollection sixty years ago when they bought the bungalow there were complications concerning Kelsall not being recognised in some systems.
Almost all residences in Kelsall should be revealed. Have you attempted a search to just the postcode. Ordinarily it will mention all the premises within the postcode. Where recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unregistered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which might be with your parent’s bank.