We were just about to exchange contracts for a freehold house in Plymstock. We have hit a stumbling block. The mortgage offer with Santander expires on 2/3/2026 but the sellers are suggesting a completion date of 4/3/2026. Can one extend the mortgage expiry date?
The person best placed to deal with your concern is your solicitors who will calculate if he or she is should be discussing with the lender, owner’s lawyers, property agents or conceivably all three taking into account the history of your transaction as of today.
I am helping my mother sell her house in Plymstock. Does the conveyancer arrange the energy performance certificate or it is for me to see to?
After the demise of HIPs, EPC’s was retained a mandatory element of selling a property. An energy performance certificate should be to hand before the property is placed on the market. This is not a task that solicitors normally organise. If you are instructing a Plymstock conveyancing practitioner they might help arrange EPC’s due to their contacts with long established local assessors
We had chosen conveyancers based in Plymstock on the Leeds Building Society solicitor panel. They have just invoiced me a supplemental sum for handling the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not set by Leeds Building Society but by your Plymstock conveyancing practitioner. Some firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
Planning on purchasing a house in Plymstock. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Plymstock conveyancing practitioner is on the Kent Reliance conveyancing panel.
What does a local search tell me regarding the property my wife and I purchasing in Plymstock?
Plymstock conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Plymstock conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant 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 areas.
2 months have gone by following my purchase conveyancing in Plymstock concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Plymstock is where the house is located. Can you shed any light on this issue?
Flying freeholds in Plymstock are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Plymstock you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Plymstock may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is there a reason that Plymstock conveyancing costs are more expensive for leasehold and freehold properties?
There is always increased work needed in leasehold conveyancing. Plymstock has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.