We are a couple about to sign contracts for a garden flat in Llanrumney. We have hit a problem. The loan offer with Bank of Scotland runs out on 23/1/2026 but the vendors are suggesting a completion date of 27/1/2026. Is it possible to prolong the mortgage expiry date?
The best person to address this concern is your conveyancer who should assess whether they corresponding with the lender, owner’s lawyers, estate agents or conceivably all three taking into account the history of your transaction as of today.
Finally the sale completed on my house in Llanrumney last February yet the purchaser is Skype messaging every few hours to moan that her conveyancer needs to hear from myconveyancer. What should have happened following completion?
Following your house sale your conveyancer is obliged to deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also evidence that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Llanrumney.
Please explain the implications if my solicitor is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Llanrumney?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Various internet forums that I have visited warn that are a common cause of hinderance in Llanrumney conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Llanrumney.
I am purchasing my first flat in Llanrumney benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The property agent told me not inform my lawyer about the deal as it may adversely affect my loan with Godiva Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 opted to have a survey completed on a property in Llanrumney before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not issue a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Llanrumney. Conveyancing will be smoother if you use a solicitor in Llanrumney especially if they are accustomed to such properties in Llanrumney.