We were just about to exchange contracts for a property in Upney. We encountered a snag. Our mortgage offer with Halifax expires on 29/12/2026 but the sellers are insisting on a completion date of 31/12/2026. Can one extend the mortgage expiry date?
The best person to deal with your issue is your solicitors who is in a position to determine whether he or she is corresponding with the mortgage company, owner’s lawyers, selling agents or indeed all three given the history of your transaction to date.
We had chosen conveyancers located in Upney on the RBS solicitor panel. They have just billed me an additional fee for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by RBS but by your Upney lawyer. Some firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
I am expecting a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Upney solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Upney solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Upney solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Upney.
Flooding is a growing risk for solicitors specialising in conveyancing in Upney. There are those who buy a property in Upney, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Upney. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover if the premises has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the owner, then a buyer could issue a claim for damages stemming from an inaccurate answer. A purchaser’s lawyers should also carry out an environmental search. This will disclose whether there is any known flood risk. If so, additional inquiries will need to be made.
three months have elapsed since my purchase conveyancing in Upney concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Upney and how can your lawyers assist?
The particular law that you refer to affords a safeguard to business leaseholders, granting the a statutory right to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Upney is one of our hundreds of areas of the UK in which the firms we work with are located
What are your top tips when it comes to finding a Upney conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Upney conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Upney conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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How experienced is the firm with lease extension legislation? What are the legal fees for lease extension conveyancing?
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Upney conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Upney conveyancing firm who can help.
An example of a Lease Extension decision for a Upney premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired term was 61.36 years.