We were just about to sign contracts for a freehold house in Rye. We have hit a problem. The mortgage offer with Santander expires on 27/3/2026 but the vendors are insisting on a completion date of 31/3/2026. Can one prolong the mortgage offer?
The best person to deal with your issue is your conveyancer who should determine whether they corresponding with the bank, seller’s solicitors, selling agents or conceivably all parties given the history of your transaction to date.
I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather use a Rye based conveyancing firm?
You should check but the the likelihood is that give you one of their panel solicitors should you want the "fee-free" deal. Speak to the mortgage company to explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Rye.
How can we tell if a Rye conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Rye obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.
The formalities of my purchase has taken place for my property in Rye. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I recently had an offer accepted on an apartment in Rye. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Various internet forums that I have come across warn that are a common cause of obstruction in Rye conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Rye.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Rye and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial tenants, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Rye
I am short of a 10% deposit on my house purchase in Rye , but I am keen go ahead. What can I do?
One option is to try and agree a lower deposit. Most sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute