We were just about to sign contracts for a freehold house in Rotherham. We have hit a snag. The loan offer with The Royal Bank of Scotland runs out on 19/5/2026 but the vendors are insisting on a completion date of 21/5/2026. Is it possible to extend the mortgage offer?
The person best placed to address this concern is your solicitors who will hopefully calculate whether they should be discussing with the mortgage company, seller’s solicitors, selling agents or indeed all three given the history of your conveyancing to date.
It is 10 years ago since I purchased my house in Rotherham. Conveyancing solicitors have just been retained on the sale but I am unable to locate my deeds. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Rotherham relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I'm the only recipient of my late father’s will with all property in now in my sole name, including the house in Rotherham. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in February. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this obligation primarily exists to identify subsales or the flipping of properties.
We previously chose conveyancing lawyers with offices in Rotherham on the Yorkshire BS solicitor panel. They have just invoiced me a further amount for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The charge is not dictated by Yorkshire BS but by your Rotherham lawyer. Plenty of firms on the Yorkshire BS panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.
My partner and I are in the throws of viewing apartments in Rotherham and I am about to put in an offer. Is it sensible to have a conveyancer on ‘stand by’? I am planning to take a mortgage with Nottingham.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
I need some expedited conveyancing in Rotherham as I am under a deadline to sign on the dotted line within one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at free not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Rotherham the following are instances of issues that can be revealed and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...
I have been on the look out for a ground for flat up to £305k and identified one close by in Rotherham I like with a park and transport links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Rotherham suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
Due to complete next month on a garden flat in Rotherham. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Rotherham should include some of the following:
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The total extent of the demise. This could be the property itself but may include a attic or basement if relevant. Rent payments - how much and when is collected, and be on notice if this is subject to change Responsibility for maintaining the window frames Who has the liability to repair and maintain the building. It is important that you know who is duty bound to repair and maintenance of every part of the building Whether the lease restricts you from subletting the property, or having a home office for business
I acquired a basement flat in Rotherham, conveyancing formalities finalised in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Rotherham with a long lease are worth £180,000. The ground rent is £65 yearly. The lease ceases on 21st October 2085
With 59 years left to run we estimate the price of your lease extension to range between £20,900 and £24,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.