We were just about to exchange contracts for a freehold house in Lavenham. We encountered a snag. Our mortgage offer with The Royal Bank of Scotland runs out on 5/2/2026 but the owners are suggesting a completion date of 9/2/2026. Can one extend the mortgage offer?
The best person to address this question is your conveyancer who is in a position to assess whether they corresponding with the bank, vendor’s conveyancers, estate agents or possibly all parties given what has happend in your house move to date.
How up to date is your database of Lavenham solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Lavenham conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
What is your number one tip for finding a conveyancing solicitor in Lavenham
We would encourage you not to go for the cheapest Lavenham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my step-mother sell her flat in Lavenham. Does the solicitor order the EPC or it is for me to coordinate?
After the demise of Home Packs, EPC’s was kept a mandatory element of selling a property. An energy performance certificate must be commissioned before the property is advertised. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Lavenham conveyancing solicitor they might help arrange EPC’s given their contacts with reputable Lavenham accredited person
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being a right pain. The Lavenham solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Should I be wary about estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Lavenham conveyancing company?
As with many professional services, often recommendations from relatives can be worth their weight in gold. Yet there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all put forward conveyancers to select. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You have the right to select your preferred lawyer. However, bear in mind that many mortgage providers operate an approved list of conveyancers you have to use for the mortgage related work in your conveyancing.
I've recently bought a leasehold property in Lavenham. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Lavenham - Sample of Queries Prior to buying
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This information is helpful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will need to have full disclosure What is the length of the lease?
My nephew is about to join the property ladder, he had his mortgage in principle. After the offer was accepted on flat we contacted the mortgage company to move forward with his. I was disappointed to discover that banks do not accept all conveyancing practitioner, they have to be on a list, is this legal?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Lavenham conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.