We were just about to exchange contracts for a garden flat in Tower Hill. We have hit a stumbling block. Our loan offer with Bank of Scotland runs out on 10/3/2025 but the vendors are suggesting a completion date of 12/3/2025. Can one prolong the mortgage offer?
The best person to deal with your issue is your conveyancer who should assess whether they should be discussing with the bank, vendor’s representatives, property agents or possibly all three given the circumstances your transaction to date.
We wanted to use a conveyancing solicitor in Tower Hill for our house move. Our financial adviser has since advised us that our bank Yorkshire Building Society won't deal with them. Surely this is unfair competition?
A lender can require an approved conveyancer act for it. You would be liable to meet the cost of this. Try using our search facility to select a solicitor to conduct conveyancing in Tower Hill on the Yorkshire Building Society approved list of solicitors.
My father advised me that in buying a property in Tower Hill there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Tower Hill which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Tower Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Tower Hill solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My sealed bid on a semi in Tower Hill has been agreed to, but there is a chain. The vendors have offered on a property, but it’s not yet tied up, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Tower Hill. What do I do now? When should I get the mortgage application with Bank of Ireland started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Tower Hill conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the Bank of Ireland approved list. Concerning the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they request their property lawyer to proceed with the conveyancing in Tower Hill.
The deeds to my home are lost. The lawyers who handled the conveyancing in Tower Hill 5 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware exactly where to look for all the appropriate paperwork so you may purchase or dispose of your property without any difficulty. If copies can’t be located, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
I am looking for a flat up to £195,000 and found one near me in Tower Hill I like with a park and station in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Tower Hill in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
What is the reason for new build conveyancing in Tower Hill being more expensive?
Conveyancing in Tower Hill for recently converted or new build homes often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual considerations.