We are a couple about to exchange contracts for a property in Lansbury. We encountered a snag. Our mortgage offer with Santander expires on 20/7/2026 but the vendors are suggesting a completion date of 22/7/2026. Can one prolong the loan offer?
The best person to deal with your concern is your solicitors who will calculate whether he or she is better off negotiating with the mortgage broker, owner’s representatives, property agents or indeed all parties based on the circumstances your transaction to date.
My husband and I are hoping to buy a purpose built flat in Lansbury with a loan from Barclays .We like our Lansbury conveyancing practitioner but Barclays says he's not on their "panel". We have to appoint a Barclays panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Barclays conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barclays
is it true that all Lansbury solicitors on the Bank of Ireland conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
We are getting the release of further funds on our home loan from Virgin Money as we wish to conduct renovations to our home in Lansbury. Are we obliged to appoint a bricks and mortar Lansbury solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Lansbury conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
My partner and I are selling our home in Lansbury and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Lansbury lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing firm rather than a conveyancing solicitor in Lansbury. We have lived in Lansbury for six years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Lansbury is where the house is located. Can you shed any light on this issue?
Flying freeholds in Lansbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lansbury you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lansbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In searching the world wide web for the words cheap conveyancing in Lansbury it reveals numerous conveyancersin the area. How do I determine which is the right property lawyer for the sale of my house?
The best method of choosing a suitable conveyancer is via personal referral, so ask colleagues and family who have acquired a property in Lansbury or a respected estate agent or mortgage broker. Charges for conveyancing in Lansbury vary, so it's a good idea to request a minimum of four estimates from different conveyancers. Be sure to seek confirmation what costs in the quote includes.