We are about to sign contracts for a ground floor flat in Sandbach. We have hit a problem. The mortgage offer with Godiva Mortgages Ltd runs out on 22/6/2026 but the sellers are putting forward a completion date of 24/6/2026. Is it possible to extend the loan offer?
The person best placed to deal with your question is your lawyer who will hopefully determine whether he or she is corresponding with the lender, vendor’s conveyancers, selling agents or indeed all three given the history of your transaction as of today.
I purchased a freehold residence in Sandbach but nevertheless charged rent, why is this and what is this?
It is rare for properties in Sandbach and has limited impact for conveyancing in Sandbach but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Sandbach so that I can attend their offices if necessary.
Nowadays conveyancing panel lawyers for banks carry out all of the work through the post, internet or over the phone. This enables them to undertake the legal work for your home move no matter where you live in England or Wales. However you can see if you can still book an appointment to visit conveyancing lawyer if you prefer.
I opted to have a survey completed on a property in Sandbach before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sandbach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sandbach to see if the conveyancing will be more expensive.
Is it possible to swap solicitor as I have to select a firm on the Santander conveyancing panel. I had appointed a local conveyancing solicitor in Sandbach five minutes from me but he is not approved by Santander
We will our best to assist in finding you a conveyancing solicitor in Sandbach on the Santander panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Sandbach. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Sandbach.
I’m about to sell my basement flat in Sandbach. Conveyancing is yet to be initiated, however I have just had a yearly service charge demand – should I leave it to the buyer to sort out?
It best that you clear the maintenance contribution as you normally would because all ground rent and maintenance charges should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a 1st floor flat in Sandbach, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Sandbach with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease expires on 21st October 2086
With 60 years unexpired the likely cost is going to span between £20,000 and £23,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.