We are about to exchange contracts for a property in St Nicholas. We have hit a snag. The mortgage offer with Bank of Ireland expires on 17/4/2026 but the sellers are suggesting a completion date of 21/4/2026. Can one prolong the loan expiry date?
The best person to deal with your question is your solicitors who will hopefully determine whether he or she is should be discussing with the lender, vendor’s lawyers, selling agents or possibly all three given the circumstances your transaction to date.
We are buying a property and require a conveyancing solicitor in St Nicholas who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in St Nicholas.
What will a local search reveal concerning the house my wife and I purchasing in St Nicholas?
St Nicholas conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important role in many a St Nicholas conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I purchased a semi-detached Edwardian property in St Nicholas. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be 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 St Nicholas and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.
I have been on the look out for a flat up to £235,500 and identified one close by in St Nicholas I like with open areas and railway links nearby, however it only has 52 years unexpired on the lease. There is not much else in St Nicholas suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan that many years will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
There are only Sixty One years left on my flat in St Nicholas. I now want to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have used your best endeavours to find the lessor. On the whole a specialist may be helpful to try and locate and prepare a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing St Nicholas.
I bought a basement flat in St Nicholas, conveyancing formalities finalised in 1997. How much will my lease extension cost? Similar properties in St Nicholas with a long lease are worth £211,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2094
With 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.