We are a couple about to exchange contracts for a ground floor flat in Ruthin. We encountered a problem. Our mortgage offer with Chelsea Building Society expires on 29/12/2025 but the owners are suggesting a completion date of 31/12/2025. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your concern is your lawyer who is in a position to determine whether he or she is better off negotiating with the lender, vendor’s solicitors, property agents or indeed all three based on what has happend in your transaction as of today.
Our mortgage company has suggested a law firm on their panel based in Ruthin but I would rather choose a conveyancing lawyer in Ruthin or nearer to where I live. Can you assist?
Far from all Ruthin conveyancing solicitors are listed all banks conveyancing panel. Please make use of the above find an approved solicitor tool to find a Ruthin conveyancing conveyancer on the on the mortgage company panel.
Me and my brother have a terraced Edwardian property in Ruthin. Conveyancing lawyer represented me and Halifax. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ruthin and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.
How does conveyancing in Ruthin differ for new build properties?
Most buyers of new build or newly converted property in Ruthin come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Ruthin usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ruthin or who has acted in the same development.
I opted to have a survey carried out on a house in Ruthin ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ruthin. Conveyancing will be smoother if you use a solicitor in Ruthin especially if they regularly deal with such properties in Ruthin.
My wife and I are purchasing a ground floor flat in Ruthin. At the point of instructing our conveyancing practitioner, they assured us that they were on all major UK mortgage company panels. The financial adviser contacted us just now to advise that they don't seem to be on the Leeds Building Society approved list. Should that be true, what should we do? Should we simply find a different lawyer that is on their panel or do we cover the costs for separate representation, with Leeds Building Society appointing their own approved solicitor.
When purchasing a property with mortgage finance it is usual for the buyer’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to meet. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should call Leeds Building Society to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Leeds Building Society's conveyancing panel and you may continue to use your own Ruthin solicitors, in which case it will likely add costs, and it may delay matters as you are adding another solicitor into the equation.