We were just about to exchange contracts for a freehold house in Telford. We encountered a problem. Our loan offer with Santander runs out on 3/11/2025 but the sellers are insisting on a completion date of 5/11/2025. Can one prolong the loan expiry date?
The best person to address this issue is your solicitors who is in a position to assess whether he or she is better off negotiating with the bank, vendor’s lawyers, selling agents or conceivably all three based on the circumstances your transaction to date.
I just acquired a house at auction in Telford. Conveyancing is required. What happens now?
Having exchanged you now have to hire the services of a conveyancing lawyer soon as you are faced with a pending a drop dead date to complete the conveyancing. All auction property will ordinarily have a corresponding legal set of papers. This will include most,if not all of the documents that your lawyer requires. If you have purchased leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete the transaction on the set completion date.
I currently have a mortgage with HSBC for my property in Telford. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
Nationwide have agreed my home loan in principle, my bid on a flat in Telford has been agreed to, now what?
The property agent will want to be informed of your lawyer's details (ensure that the lawyers are on the lender’s panel). Contact Nationwide or the financial adviser and finish off any relevant documentation. Nationwide will appoint a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Nationwide will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Telford.
We are downsizing from our house in Telford and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing outfit rather than a conveyancing solicitor in Telford. We have lived in Telford for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Telford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Telford
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
How do I search for a Telford solicitor on the National Westminster Bank conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the lawyer.
You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Telford conveyancing lawyers locally. We have listed some Telford conveyancing firms towards the end of this page and you can call them to verify whether they are on the National Westminster Bank approved list
I have recently realised that I have Fifty years remaining on my flat in Telford. I am keen to get lease extension but my landlord is absent. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you have done all that could be expected to track down the landlord. For most situations an enquiry agent may be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Telford.
Leasehold Conveyancing in Telford - Sample of Queries Prior to Purchasing
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Make sure you find out if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Telford. If you like the propertyin Telford however your dog is not allowed to live with you then you have a very hard determination. You should be aware if it is fewer than 80 years it will affect the marketability of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Telfordlease extensions you will be required to have been the owner of the residence for a couple of years before you are eligible to extend the lease.