We were just about to exchange contracts for a leasehold flat in Tregaron. We encountered a stumbling block. The loan offer with Nottingham Building Society expires on 19/2/2026 but the owners are insisting on a completion date of 23/2/2026. Is it possible to prolong the loan expiry date?
The best person to deal with your question is your conveyancer who is in a position to calculate if he or she is better off negotiating with the lender, vendor’s conveyancers, property agents or indeed all parties taking into account the history of your conveyancing to date.
The Tregaron conveyancing firm that I recently instructed on my house acquisition in Tregaron have without warning shut down. I only went with them because I needed a solicitor on the HSBC conveyancing panel and my preferred Tregaron lawyer was not. I paid them money in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I am buying a new build apartment in Tregaron. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Tregaron
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Due to the encouragement of my in-laws I had a survey completed on a house in Tregaron ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will refuse to issue a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tregaron. Conveyancing will be smoother if you use a solicitor in Tregaron especially if they regularly deal with such properties in Tregaron.
My step-father has encouraged me to appoint his lawyers for conveyancing in Tregaron. Do I follow his advice?
Much as we are happy to recommend a Tregaron conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek guidance from friends or family who have previously instructed the firm you're considering.
A couple of weeks ago I was told by my lender that their approved solicitors operate no move no charge basis for conveyancing in Tregaron. I had a purchase abort and now the conveyancers want search fees! They say the fees are independent!
Tregaron conveyancing search charges are separate expenses not legal costs as these are paid to a third party.