We were just about to sign contracts for a leasehold flat in Lanchester. We encountered a problem. Our loan offer with Norwich and Peterborough Building Society runs out on 12/11/2025 but the sellers are insisting on a completion date of 14/11/2025. Can one prolong the mortgage expiry date?
The person best placed to address this question is your solicitors who is in a position to determine if he or she is better off negotiating with the mortgage company, owner’s lawyers, property agents or possibly all parties given what has gone on in your house move as of today.
My aunt passed away last year and as sole heir and executor I was left the property in Lanchester. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
If 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'm the sole recipient of my late mum's estate and I have everything in my name alone, including the my former home in Lanchester. The Lanchester property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as if I'd bought the house in August. 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 caught by that. How sensible a view banks take of it, depend on the lender as this obligation chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
I currently have a mortgage with Santander for my property in Lanchester. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
The formalities of my remortgage has taken place for my property in Lanchester. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have a 4 bedroom Georgian property in Lanchester. Conveyancing solicitor represented me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lanchester and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
I'm buying my first flat in Lanchester benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my solicitor about this side-deal as it could put at risk my mortgage with the lender. Should I keep quiet?.
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.
I am thinking of appointing a conveyancing lawyer in Lanchester for my house move. Can I see a solicitor's record with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.