We are about to exchange contracts for a garden flat in Martock. We have hit a stumbling block. The loan offer with Skipton Building Society expires on 3/6/2025 but the vendors are putting forward a completion date of 5/6/2025. Is it possible to extend the loan expiry date?
The best person to deal with your question is your conveyancer who will hopefully assess if he or she is corresponding with the mortgage company, seller’s conveyancers, selling agents or indeed all three given the circumstances your house move to date.
There is lots of here regarding conveyancing in Martock but what is your top tip for finding the right conveyancer in Martock
We would encourage you not to base your choice on the cheapest Martock conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in advance.
When it comes to mortgage companies such as Skipton, do Martock conveyancers incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Two weeks ago we had a mortgage agreed in principle with Barclays. Martock conveyancing solicitors have been instructed. How long does it take for Barclays to forward the offer to the lawyer?
There is no definitive answer here. Have Barclays done the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
What does a local search tell me about the property my wife and I buying in Martock?
Martock conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Martock conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
About to purchase a new build flat in Martock. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Martock
-
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
As co-executor for the will of my grandmother I am disposing of a property in Swansea but I am based in Martock. My lawyer (who is 300 kilometers from merequires that I execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Martock to attest this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Martock based
Do you have any advice for leasehold conveyancing in Martock from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Martock can be bypassed if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information needed by the purchasers’ representatives. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Martock state that internal structural changes or addition of wooden flooring require a licence from the Landlord consenting to such works. Where you fail to have the consents to hand do not contact the landlord without checking with your lawyer before hand. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is under 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Arranging a duplicate share certificate is often a lengthy process and slows down many a Martock home move. Where a new share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible.
I bought a 2 bed flat in Martock, conveyancing formalities finalised in 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Martock with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2090
With 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.