We were just about to sign contracts for a property in Stoke Park. We encountered a stumbling block. The loan offer with TSB expires on 17/6/2025 but the vendors are suggesting a completion date of 19/6/2025. Is it possible to prolong the mortgage offer?
The person best placed to deal with your concern is your conveyancer who should assess if they should be discussing with the bank, vendor’s solicitors, estate agents or indeed all parties taking into account the history of your conveyancing to date.
In scouring consumer advice sites for a conveyancing solicitor in Stoke Park, most comment that I should use a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures via the scheme protocol Membership covers numerous organisations who handle conveyancing in Stoke Park.
Me and my partner are buying a property in Stoke Park. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Stoke Park. The Stoke Park property was put into my name in March. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many banks would take a sensible view as this clause principally exists to pick up on the purchase and immediately sell or the flipping of properties.
I've digested plenty 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 Stoke Park solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Stoke Park 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.
My relative advised me that if I am purchasing in Stoke Park I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Stoke Park conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Stoke Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stoke Park Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Stoke Park Education with maps and statistics, Local Amenities and other useful information concerning Stoke Park.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Stoke Park is where the house is located. What do you suggest?
Flying freeholds in Stoke Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stoke Park you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Stoke Park and how can you help?
The 1954 Act provides security of tenure to commercial leaseholders, granting the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Stoke Park