We are a couple about to exchange contracts for a ground floor flat in Lancashire. We encountered a snag. The mortgage offer with Birmingham Midshires runs out on 10/1/2025 but the vendors are putting forward a completion date of 14/1/2025. Can one extend the mortgage expiry date?
The best person to address this question is your solicitors who is in a position to assess whether he or she is should be discussing with the bank, seller’s representatives, estate agents or conceivably all parties given the history of your transaction to date.
My aunt passed away last year and as sole heir and executor I was left the property in Lancashire. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
I just acquired a flat at auction in Lancashire. Conveyancing is needed. What is next?
Now that you are to in every practical sense signed on the dotted line you now have to hire the services of a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the property. Every auction property will have an associated legal pack. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are organised to complete on the on the contractual date .
Can I be sure that the Lancashire conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Lancashire getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
After weeks of negotiation I have agreed a price on an apartment in Lancashire. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £200. A few days later, the conveyancing practitioner called me to say that they were not on the UBS 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 UBS 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.
Is it necessary to pay for insurance to cover chancel repairs when buying a property in Lancashire?
Unless a previous acquisition of the property took place after 12 October 2013 you can take it that lawyers handling conveyancing in Lancashire to continue to propose a a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up during conveyancing in Lancashire?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lancashire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build apartment in Lancashire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lancashire
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Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.