We were just about to exchange contracts for a freehold house in St Annes. We have hit a problem. The loan offer with Alliance & Leicester runs out on 21/10/2026 but the vendors are putting forward a completion date of 23/10/2026. Is it possible to prolong the mortgage offer?
The person best placed to deal with your concern is your conveyancer who will calculate if they corresponding with the mortgage company, owner’s solicitors, property agents or indeed all three based on what has happend in your transaction as of today.
I am selling my house in St Annes. Does my lawyer have to be on the Santander conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Is it correct that all St Annes CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved practices?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
About to purchase maisonette in St Annes. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 St Annes lawyer is on the TSB conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Annes solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Annes surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the guidance of my in-laws I had a survey completed on a property in St Annes prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in St Annes. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - agreed a price, yet the selling agent has warned us that the seller will only issue a contract if we appoint the agent's preferred lawyers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in St Annes
It is improbable the vendors are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted St Annes conveyancing firm - rather thanthose that will earn the estate agent a introducer fee or achieve conveyancing thresholds pre-set by head office.
Is it true that a St Annes conveyancing practice has court proceedings brought against them by a client for failing to conduct comprehensive conveyancing searches?
Our attention has not be brought to such a St Annes conveyancing matter but it has been reported that, a couple acquiring a property elsewhere in England successfully won a case against their conveyancer due to development permission to construct a wind farm failing to be picked up in conveyancing searches.
If you are thinking of buying a home in St Annes It is essential that your property lawyer purchase all St Annes conveyancing searches required making sure that you have accurate and current information before buying a property.