We were just about to exchange contracts for a garden flat in Mirfield. We encountered a problem. The loan offer with Coventry Building Society runs out on 7/4/2026 but the sellers are insisting on a completion date of 9/4/2026. Can one prolong the mortgage offer?
The person best placed to address this concern is your conveyancer who will calculate if they should be discussing with the mortgage broker, seller’s conveyancers, property agents or indeed all three given the history of your house move as of today.
Should my conveyancer be making enquiries about flooding during the conveyancing in Mirfield.
Flooding is a growing risk for conveyancers dealing with homes in Mirfield. There are those who purchase a house in Mirfield, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Mirfield. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the property has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a buyer may bring a legal claim for losses as a result of such an inaccurate response. A purchaser’s lawyers will also conduct an enviro search. This will disclose if there is any known flood risk. If so, additional investigations should be carried out.
I am purchasing a new build house in Mirfield with a mortgage from Barnsley Building Society. The developers would not budge the price so I negotiated £7000 of additionals instead. The sale representative advised me not reveal to my solicitor about this side-deal as it may impact my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.
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 am looking for a leasehold apartment up to £245,000 and found one close by in Mirfield I like with amenity areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Mirfield for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
I have been sourcing a conveyancing lawyer in Mirfield for my home move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
Anyone can search for presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.
Can you offer any advice when it comes to choosing a Mirfield conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Mirfield conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Mirfield conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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Can they put you in touch with clients in Mirfield who can give a testimonial?
Mirfield Leasehold Conveyancing - Sample of Queries before buying
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Does the lease contain onerous restrictions? It would be wise to discover as much as possible about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the communal areas. You should not be afraid to ask other tenants what they think of their management. In conclusion, investigate as to the dates that the maintenance fees are due to the appropriate party and specifically how they are spending the funds. Is anyone aware of any major works in the near future that will add a premium to the service charges?