We were just about to exchange contracts for a freehold house in St Mawes. We have hit a stumbling block. Our mortgage offer with Godiva Mortgages Ltd runs out on 22/4/2025 but the owners are insisting on a completion date of 24/4/2025. Is it possible to extend the mortgage expiry date?
The best person to address this question is your solicitors who is in a position to calculate if he or she is should be discussing with the lender, vendor’s solicitors, estate agents or possibly all parties given what has gone on in your house move to date.
When will exchange of contracts occur in purchase conveyancing in St Mawes and do I need to attend the solicitors branch?
If you are near to one of the conveyancing solicitors in St Mawes you are welcome to come in to sign documents. That being said, the law practices we recommend offer countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you by post or email. The signing of the purchase agreement is not the important part. A signed contract simply enables the firm to officially exchange at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in St Mawes)to be in the office at the appropriate time.
Are the BSA intent on creating a searchable register to list firms on the Loughborough BS conveyancing panel for instance in St Mawes?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
When it comes to mortgage companies such as Yorkshire BS, do St Mawes conveyancing practitioners incur a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a St Mawes conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being problematic. The St Mawes solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing my first flat in St Mawes with a loan from Aldermore. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not disclose to my solicitor about the deal as it will jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My uncle has recommend that I instruct his conveyancers in St Mawes. Should I use them?
No doubt it’s preferable to choose a conveyancing solicitor is to have feedback from friends or family who have actually previously instructed the solicitor that you are considering.