We were just about to exchange contracts for a property in Kendal. We have hit a stumbling block. Our mortgage offer with Bank of Ireland runs out on 22/5/2026 but the sellers are insisting on a completion date of 27/5/2026. Can one prolong the mortgage expiry date?
The best person to address this concern is your solicitors who will hopefully determine whether they should be discussing with the mortgage company, vendor’s solicitors, selling agents or possibly all three given the circumstances your house move to date.
I am considering applying for a Aldermore mortgage for purchase of a newly converted (under development) in Kendal with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
There is nothing to stop you using your solicitor, but Aldermore 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.
I completed on my home on 14 June and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Kendal expressed confidence that it will be recorded inside ten days. Are transfers in Kendal particularly slow to register?
There is nothing unique when it comes to conveyancing in Kendal registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any third parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs after the new owner is living at the premises thus 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Kendal differ for newly converted properties?
Most buyers of new build or newly converted property in Kendal approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Kendal usually acquire the land, 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 accustomed to new build conveyancing in Kendal or who has acted in the same development.
We're new on the property ladder - had an offer accepted, yet the selling agent has warned us that the owners will only issue a contract if we use the agent's chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Kendal
It is improbable the sellers are behind this. Should the seller require ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to use your preferred Kendal conveyancing solicitors - rather thanthose that will give the estate agent a commission or meet his conveyancing figures demanded by HQ.
Why can I not complete my conveyancing in Kendal on Easter Monday?
This is due to the fact that on completion the funds will be transferred electronically between the banks of the purchaser and seller's conveyancer and at present this can only happen on a business day. It is not possible to complete on a weekend either.