We are a couple about to exchange contracts for a ground floor flat in Much Wenlock. We have hit a problem. The loan offer with Aldermore expires on 3/12/2025 but the sellers are putting forward a completion date of 5/12/2025. Can one prolong the mortgage expiry date?
The person best placed to address this concern is your lawyer who should assess if he or she is should be discussing with the mortgage company, seller’s conveyancers, selling agents or possibly all parties given the history of your transaction as of today.
My Solicitor in Much Wenlock is not listed on the Barclays Direct Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Barclays Direct panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Much Wenlock lawyers but Barclays Direct will need to instruct a lawyer on their panel. This will result in additional total conveyancing fees as well as cause frustration.
- Find a new lawyer to to deal with the conveyancing, not forgetting to check they are on the Barclays Direct panel
Is it the case that all Much Wenlock CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved practices?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
is it true that all Much Wenlock solicitors on the UBS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Much Wenlock. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Do I need to pay for insurance to address the risk of chancel repairs when buying a house in Much Wenlock?
Unless a prior acquisition of the house completed post 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Much Wenlock to continue to propose a a chancel search and or chancel repair liability insurance.
I used Stirling Law a few years ago for my conveyancing in Much Wenlock. Now, I need the files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Much Wenlock 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.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Much Wenlock I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Much Wenlock in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.