We were just about to sign contracts for a garden flat in Longfield. We have hit a snag. Our loan offer with The Royal Bank of Scotland runs out on 10/8/2026 but the vendors are insisting on a completion date of 12/8/2026. Can one prolong the loan offer?
The person best placed to address this question is your lawyer who will hopefully assess if they better off negotiating with the mortgage company, vendor’s lawyers, property agents or indeed all parties given what has gone on in your transaction to date.
As a novice what is the most important advice you can give me regarding purchase conveyancing in Longfield?
Not many law firms shout this from the rooftops but conveyancing in Longfield or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, property agent and even potentially your mortgage company. Appointing a solicitor for your conveyancing in Longfield is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to look after your legal interests and to protect you.
There is a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer ahead of the other players in the conveyancing process.
Have just purchased a probate house at auction in Longfield. Conveyancing is needed. What happens now?
Given that you have now exchanged you will need to hire the services of a conveyancing lawyer quickly as you will have a fast approaching a drop dead date to complete the deal. All auction property will have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to hand this to the conveyancer working for you as soon as possible. Do make sure that your finances are organised to complete on the on the contractual date .
I'm the only beneficiary of my late mum's estate and I have everything in my name now, including the house in Longfield. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the property in May. Is the property unsalable for six months?
The CML handbook obliges 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 affected by that. Some mortgage companies would take a sensible view as this clause is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Is it the case that all Longfield solicitor firms on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Longfield?
Many commercial conveyancing solicitors in Longfield will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Longfield. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Longfield.
For every commercial conveyancing transaction in Longfield it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Longfield commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Longfield.
I used Arc property Solicitors a few years ago for my conveyancing in Longfield. Now, I need the files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Longfield of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it simple use your search facility to find a conveyancing solicitor in Longfield on the approved list for my bank?
Step one is to choose a bank such as Nationwide Building Society, Barnsley Building Society or Barclays Direct then specify your location for instance Longfield. Conveyancing practices in Longfield and beyond should be listed.